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Home My WebLink About15.A.2. Aggregate Industries Quarry Acquisition , .. ISfFj,~ . CITY OF SHAKOPEE MEMORANDUM To: Mayor and City Council Mark McNeill, City Administrator From: Mark Themig, Parks, Recreation & Facilities Director Meeting Date: June 15, 2004 Subject: Consideration of Aggregate Industries Quarry Acquisition INTRODUCTION City Council is asked to consider making an offer to Aggregate Industries for purchase of their restored quarry in Shakopee. BACKGROUND The Prior Lake Water Ski Association approached the Parks and Recreation Advisory Board in 2001 about using Lake O'Dowd Park for a practice location. Under their plan, the park would have provided spectator seating and a staging area for their participants. The Advisory Board recommended against this use, but encouraged the Water Ski Association to approach some of the quarries in the area about using their sites. Prior Lake Water Ski Association made contact with Aggregate Industries about using their reclaimed quarry in eastern Shakopee. Aggregate Industries agreed to limited use of the quarry for water ski practice in 2003, and has extended their lease agreement for 2004. In September of 2003, John Davis of the Prior Lake Water Ski Association approached the city about partnering with the Water Ski Association for future development of the quarry. The Water Ski Association had learned that Aggregate Industries might be interested in donating a portion of the site and using the donation for tax purposes. The Water Ski Association was looking for partners since their use would primarily involve the water surface. Over the course of the next few months, representatives from the following organizations joined the discussion on reuse of the site and formed the Quarry Lake Reuse Project Committee: . Aggregate Industries . Prior Lake Water Ski Association . City of Shakopee . Minnesota DNR Fisheries . Minnesota DNR Trails and Waterways . Outdoor Heritage Education Center (OHEC) . Xcel Energy . Amateur Riders Motor Cycle Association (ARMCA) . Prior Lake-Spring Lake Watershed District . Lower Minnesota Watershed District r.. \ ! . The Quarry Lake Reuse Project Committee analyzed how multiple complimentary uses could be accommodated on the site, including education, entertainment, recreation, and natural resource preservation. The outcome of this process is the Quarry Lake Program Document (Attachment A). Several key concepts in the program document were presented to Council in December 2003: . Aggregate I ndustries would donate the majority of the site. (74 acres of water and 22 acres of lake shore). Initially, Aggregate intended to sell the northwest corner for industrial use (-8 acres), but appeared to be open to a sale to OHEC for an education. Aggregate intends to retain ownership of the northeast corner (-20 acres) for industrial operations. At some point in the future, they may be willing to sell this portion also. . Prior Lake Water Ski Association would be a primary partner at the site, and have exclusive rights to the surface of the water during certain times (yet to be determined). They would also help fund improvements. . Initially, OHECwould have located an education center and museum in the Valley Green Business Park. (See Attachment B.) However, they lost tho option to purchase this property. Since that time, Aggregate indicated support for selling the eight-acre industrial portion to OHEC. . DNR Fisheries has preliminary tests from three seasons that indicate the lake would be one of the premier habitats for Trout in Minnesota. DNR would commit to stocking the lake. . DNR Trails and Waterways would help to fund improvements at the site, including a possible youth A TV training area in conjunction with the OHEC facility. Amateur Riders Motor Cycle Association (ARMCA) would assist in developing the training site. . XcelEnergy has indicated that public passive recreation use (trails, picnicking, etc.) of their 40-acre open site west of the peaking plant would be feasible. . The city would take ownership of the site as a park, recreation, and open space amenity. The sites' proximity to the Prior Lake Outlet Channel, future greenway, and future pedestrian crossing from the Southbridge neighborhood would enhance its desirability as a park and open space area. In December 2003, Council authorized staff to seek proposals and enter into an agreement with a design firm (if under $10,000) for taking the concepts outlined in the program document and developing concept plans and cost estimates. Bonestroo, Rosene, and Anderlik was interviewed by the committee this month and selected for this project. They are currently developing plans for reuse of a quarry in Rochester as a park, and can apply much of their experience to this project. Their fee is $9,820 and their work will begin later this month. We expect concept plans and cost estimates in August. The DNR, Xcel Energy, Prior Lake Water Ski Association and the City are funding this work. DISCUSSION City Council is being asked to consider making an offer to Aggregate Industries for acquisition of the site. Originally, the city would have likely received a majority of the site as a donation, and OHEC would have purchased the eight acres of industrial for their education 'center. However, apparently OHEC has not yet finalized financing for the land purchase. Bob Bieraugel, Aggregate Industries' Assistant Vice President for Properties and Community Relations, informed the Quarry Reuse Project Committee on June 7 that " \.: Aggregate Industries has received inquiries about purchasing all or some of the site for other industrial uses. He expressed concern that if OHEC was not able to provide a purchase offer to Aggregate, the entire site or a portion of it could be sold for other uses. If sold to another users, it raises questions about whether or not the site would serve the purposes described above. Aggregate Industries conducted an appraisal for the site in April 2004 (Attachment C). The appraisal concluded the market value of the site is: 8 Acres Industrial $ 592,500 +/-74 Acre Lake and 22 Acres of Land Surroundina Lake $1 ,066.400 Total 104 Acres Being Considered $1,658,900 Since the property owner performed the appraisal, we would recommend that the city have a review of the appraisal on the city's behalf to confirm its validity. 2004 property taxes for the southern half of the site are $2,110 (lake and shore, PI D# 279110060), and $13,368 for the northern half (PID# 279020200). The northern half includes the 20-acre northeast portion that Aggregate would retain ownership for industrial purposes and would continue to be on taxable property. There would also need to be a subdivision application to subdivide the portion of the parcel that Aggregate would retain. Mr. Bieraugel indicated that Aggregate Industries would be receptive to an offer from the city for purchase of the 104 acres for $250,000. If Council would choose to make this offer and Aggregate Industries accepted it, Aggregate would take the remainingvalueof the property as a donation. If Council chooses to proceed with the purchase offer, the use of the eight acres of industrial would need to be decided at a future time. There appear to be at least four options: 1. Retain and incorporate it into the overall park site. 2. Sell to OHEC. 3. Enter into a long-term land lease with OHEC. 4. Sell or enter into a lease with another organization. The eight acres of industrial is still being used for storage, and debris needs to be cleaned up on the site. Mr. Bieraugel has indicated that Aggregate Industries would clean up the property. Finally, the concept planning and cost estimates will not be completed until August. However, in order to represent some future costs should the city choose to acquire the site, the preliminary CIP contains $400,000 in funding from the park reserve fund in 2006, and $150,000 in 2007. BUDGET IMPACT This purchase would most likely be funded from the park reserve fund. The most recent update of the fund balance with known revenue yet to be received is as follows: Balance on 5/31/04: $3,090,298 Dean Lakes 2nd Addition Contribution: $ 42,217 (estimate) Sale of Land to SPUC: $ 126,000 Reimbursement for SPUC Well Field Improvements: $ 158,887 Total Estimated Funds Available $3,417,402 r / ; Assuming the above revenue scenario and the preliminary 2004-2009 CIP for parks (Attachment D), the park reserve fund would have adequate funds for this purchase in 2004, However, as you can see below, additional funding for future park development projects is still needed, or proposed projects would need to be delayed. Park Reserve Fund Balance with Prelimina CIP Expenditures Year 2004 2005 2006 2007 2008 2009 Beginning 3,417,402 22,402 489,402 (630,598) (595,598) (1,135,598) Balance Revenue 250,000* 500,000 500,000 500,000 500,000 500,000 2,650,000** Expenditures (3,645,000) 2,683,000) Endin Balance 22,402 489,402 630,598 * Assumes additional park dedication fees collected this year. ** Assumes payment of cash in-lieu of taxes from Xcel. Payment is scheduled to occur over five years but is represented here as a "one-time payment" for tracking. REQUESTED ACTION Council is asked to decide whether or not you would like to make on offer on the purchase of the Aggregate Industries Quarry site in Shakopee. If you choose to do so, I would recommend that the offer be made contingent on the following: 1. Review of the property appraisal on the city's behalf. 2. Aggregate Industries agrees to cleanup the debris and construction material on the industrial portion. 3. That a formal purchase agreement be brought forward to Council for your review. IM~~ Mark Themig Parks, Recreation, & Facilities Director , I Attachment A I Quarry Lake Program Document April 27, 2004 (Version current as of 6/2/04) " , Quarry Lake Program Document Table of Contents I. Introduction and History 3 'II. Vision for Multiple Complementary Uses 5 III. Program Uses 6 IV. Ownership of the Site 10 V. Indirect Economic Benefits 11 VI. Conclusion 11 Appendix: Description of Quarry Lake Committee 12 Participants , ,- , Introduction and History Aggregate Industries and Quarry lake Aggregate Industries (hereafter Aggregate) owns approximately 127 acres between Highways 101 and 169, just south of Raceway Park in Shakopee, Minnesota. Quarry Lake, the unofficial name for the body of water that was created by Aggregate's limestone quarrying operation, measures approximately 74 acres. Aggregate is interested in making a charitable contribution of the lake and a portion of the buffer-land and reclaimed slopes around the lake, totaling approximately 105 acres. While the site is no longer a working quarry, industrial operations continue nearby. Aggregate leases the northeast corner of the land (about 22 acres) to Bituminous Roadways. Raceway Park, the Xcel Energy Blue Lake Peaking Power Generation Plant, and a large Xcel Energy substation are all juxtaposed to the Quarry Lake property. Aggregate, one of the leading producers of construction aggregates in the region, is committed to beneficial mine-land reclamation and to the communities where it operates. The company maintains a substantial environmental management system through which it has been able to attain ISO 14001 Certification (international environmental performance standard). Now that quarry operations have been completed at the site, Aggregate would like to see it preserved and used for multiple complementary purposes for the public good. OHEC and the PlWSA The Outdoor Education Heritage Center (OHEC), and the Prior Lake Waterski Association (PLWSA) both recognized the great potential for this unique water resource. They contacted Aggregate in.late 2000 to explore possibilities for this site. OHEC was interested in establishing an outdoor heritage education center on a "living breathing lake," with aquatic education, a fish and wildlife museum and conservation showcase area with nature trails. PLWSA envisioned the site as a destination for competition and practice for metro area water- skiers and fans. The Club would also promote and sponsor public events, including regular Ski Shows, water-ski clinics, and potentially as home to a stop on the Professional Waterski and Wakeboard Tours. Quarry Lake's proximity to the corridor that includes the Shakopee attractions ValleyFair, Canterbury Downs, Murphy's Landing, Raceway Park, and the Renaissance Festival makes Quarry Lake a great location for OHEC and PLWSA. During June 2003, the PLWSA and Aggregate Industries entered into a License Agreement, whereby, under certain conditions, Aggregate granted PLWSA members access to and use of Quarry Lake. This agreement was renewed for 2004. During the ski season, members use Quarry Lake for Show Team and competition practice. Quarry lake Committee A common vision for multiple complementary usage and preservation of this great resource is growing, and continues to gain support and attract additional partners. A Quarry lake Committee was formed, and now includes these stakeholders: Aggregate, PlWSA, OHEC, the City of Shakopee, the Prior lake - Spring lake Watershed District, the lower Minnesota River Watershed District, Xcel Energy, the Minnesota Department of Natural Resources (both the Trials and Waterways and the Fisheries and Wildlife Divisions), and the Amateur Riders Motorcycle Association (ARMCA). Additional stakeholders bring additional use possibilities. The City's Parks & Recreation Department plans a greenway along the west edge of the site, an_a sees potential for citizens to , r enjoy the park amenities, ski shows, special events, and fishing for families and seniors. The DNR's Fishing in the Neighborhood program is enthused about the potential for a sustainable trout fishery. The DNR's Trails & Waterways Division is interested not only in the site's potential connections to recreational trails planned in the vicinity, but also in providing All Terrain Vehicle (ATV) and Off Highway Motorcycle (OHM) safety training and education activities, space for the PLWSA, and for public access fishing. Compelling Plan Together over the past year, the Quarry Lake Committee has worked to articulate and integrate these diverse interests into a complementary vision for multiple uses of this great natural resource. This project demonstrates the positive outcomes that can be achieved and sustained when a diverse group of stakeholders cooperate for the greater good. Our plan: . Makes beneficial use of a reclaimed quarry. . Preserves the natural features of the site. . Provides unique, multiple recreational uses for the public good. . Ensures the compatibility of the new uses with existing industrial users.. . Provides for an additional Metro~area attraction for the City of Shako pee, and additional recreation facilities for Shakopee residents. * * * * * . .- , Vision for Multiple Complementary Uses of Quarry Lake Summary The location of the Quarry Lake land and water create a unique opportunity for multiple complementary use of this great resource. The site is located along Shakopee's major entertainment corridor, and is surrounded by heavy industry. The Xcel Energy Blue Lake Peaking Power Generation Plant is located just to the south of the property, and a large Xcel Energy substation is located just to the east. An Industrial Park is located just to the west, Bituminous Roadways produces asphalt on the northeast shore of the lake, and Raceway Park is located just to the north of the property. The site also includes great natural resources, including fields, and a clear, deep spring-fed Lake. In addition, Xcel Energy owns about 40 acres of woods and fields just to the south of Quarry Lake. The OHEC organization plans to operate conservation and use programs from an Educational Center it plans to build on the northwest corner of the fake on 8 acres of land now owned by Aggregate. Just to the west of Quarry Lake is the Prior Lake Outlet Channel (Prior Creek), which was created/enhanced in 1983 to convey water from a constructed outlet on Prior Lake to the Minnesota River. Prior Creek is critical to the management of water levels on Prior Lake, and is also a potential site of a Greenway corridor that could eventually connect Prior Lake to the Minnesota River. The channel is owned and operated by the Prior Lake-Spring Lake Watershed District, in cooperation with the cities of Prior Lake and Shakopee. The Quarry Lake Committee believes the land and water can be used by several conservation and recreation organizations, both in a manner compatible with existing adjacent industrial uses, and while maintaining the natural features and water quality at the site. Specific uses are described below. The site would: . Be used by.residents of the City of Shakopee. and surrounding communities for its fishing, trails and park amenities . Serve as a destination for participants, enthusiasts and fans of Waterskiing, Wakeboarding and other towed water-sports . 8e used by OHEC for nature, conservation, and related programs and education . Serve as a destination for Metro area Trout anglers . Serve as a training ground for SCUBA diving, and area law enforcement water rescue . Serve as a safety training and education site for A TV and OHM enthusiasts . And display a mining and reclamation interpretative exhibit '" , Program Uses Committee Members Commitment to Continued Stewardship The Quarry Lake site includes great natural resources, including trees, fields, and a clear, deep spring-fed Lake. All members of the group are committed to stewardship and conservation of this great resource, and believe that the multiple uses described in this document can be pursued while maintaining the natural features and water quality ofthe site. Further, the Quarry Lake Committee members believe that this project can become a showcase for other organizations now competing for scarce natural resources. Members believe this project will demonstrate the positive outcomes that can be achieved and sustained by a diverse group of stakeholders -- including heavy industry, recreation, and conservation -- who are committed to working together cooperatively. The following is a description of the vision, responsibilities, and obligations of each of the participants, and the resulting multiple uses of this natural resource. Aggregate Industries Aggregate has a strong commitment to the communities where it has operations. Aggregate's use of Quarry Lake and much of the surrounding land is completed. Aggregate has done a great job preserving the basic natural beauty and features of the site, and in fact it is Aggregate's stewardship of the land and water that has created the possibility for the uses described in this Program Document. Aggregate would like to see the site preserved and used by multiple organizations for the public good. Aggregate intends to continue to own and use or lease the land on the northeast shore of the lake. It is important to Aggregate to retain continued business use of that northeast parcel without interference from the public or other users of the site. PLWSA The PLWSA is a nearly 50 year-old 501(c)(3) non-profit institution dedicated to amateur water- skiing. The Club's Show Team stages Ski shows around Minnesota and the upper Midwest, contracting for performances with local Chambers of Commerce and other sponsors of local and city summertime celebrations. The Club's Competition Team includes a number of individuals who compete in local, state, regional and national competition as sponsored by USA Waterski. The PLWSA would like to see the lake become a water-ski attraction -- a destination for metro area skiers, both for competition practice and tournaments, and for public events. Quarry Lake's proximity to the corridor that includes the Shakopee attractions ValleyFair, Canterbury Downs, Murphy's Landing, Raceway Park, and the Renaissance Festival makes this a great location for this vision. PLWSA would use designated portions of the surface of the lake full-time during daylight hours from May through October. During the week the lake would be used for member competition training and clinics, Show Team practice, Ski Show Exhibitions open to the public, for ski lessons, and for community events such as disabled skiing. In addition, on the weekends, the lake would also be used for amateur tournaments open for public viewing, and for special events such as a professional Water-ski and Wakeboard tournament promoted for public viewing, or water-ski industry promotional events. (Water-ski use of the lake would be restricted to PLWSA members only. Special event entrants that are USA Waterski members would be allowed to use the lake only for the duration of the event). . '.; The PLWSA would enter into a public-private partnership with the City of Shakopee. The resulting Use Agreement would describe the PLWSA's rights and obligations for exclusive use of the surface water from May through October. PLWSA's use would generally be restricted to along and near the southern and western shores of the lake. Usually, PLWSA members would be operating only one four-cycle inboard boat on the lake at anyone time. During special events, there would be no more than three boats operating on the lake at anyone time. This Use Agreement would also include performance expectations such that the City and. other Quarry Lake Committee members can hold the PLWSA accountable to deliver on its vision, and to ensure PLWSA's stewardship of the site. The Use Agreement would commit the PLWSA to providing initial funding in specified amounts for the improvements necessary to create public access to the site, including funds toward the cost of the public road, bridge, and parking lot. PLWSA would also provide the funds for all water-ski related improvements to the lake, including public viewing bleachers on the west and south shores of the lake, shoreline/wake-rebound improvements, and for maintenance and improvements to the boat launch. PLWSA would continue to carry a $1 m general liability policy at it's own expense. During its scheduled shows, tournaments, and other public events, PLWSA would display temporary commercial banners, signs, and advertising from sponsoring agencies and businesses on the grounds to help raise funds for these expenditures. PLWSA would commit to ongoing in-kind labor contributions meant to minimize impact to PLWSA use of the site. PLWSA would be allowed to transport across, build and construct, or store and maintain on the land or water, two ski jumps and two slalom courses (one along the south shore, another along the west shore, though only one of these two slalom courses would be in use at anyone time); a limited number of docks, boats, member boat lifts, storage sheds, and concession stands; bleachers, a membership building, and to make necessary shoreline improvements to prevent wake-rebound. Shoreline improvements must be approved in advance by the DNR. The bleachers and grounds would generally be free and open to the public for viewing. During special events, including Shows and Competitions, PLWSA may charge an entrance fee or ask for a donation from spectators who sit in a defined location (e.g. the bleachers). Events would be scheduled in advance through the City of Shakopee Recreation department in order to avoid event conflict with other organizations using the land near the lake. Eventually, the evening Ski Show events and the weekend tournaments and special events could become an attraction similar to other attractions on the same Shakopee entertainment corridor. The PLWSA envisions that some of these special eventswould be offered in conjunction with those attractions, including ValleyFair, and would make the PLWSA an asset to the Shakopee community. Once public access to the site has been completed, the PLWSA would change its name to the Shakopee-Prior Lake Water-ski Association. OHEC OHEC is a 501 (c)(3) non-profit organization that seeks to increase the public's understanding, appreciation, and sense of stewardship for the environment, natural resources, professional resource management and related. activities, as well as their history and heritage. OHEC plans its own building, parking lot, and programs and activities on land itwould own on 8 acres on the northwest corner of Quarry Lake. OHEC would acquire this land directly from Aggregate. Improvements to this land would be funded solely by OHEC and its partners. OHEC and the public would also have unlimited access to the shoreline of the lake and fishing piers year-round, and onto the lake itself from November through April for OHEC educational, fishing, and conservation programs. (Although OHEC would of course be bound by all applicable law and regulatjons).QHEC event~'WouJd be scheduled in advance through the City of -i ;~ ':! f :,-".:t;,: , r Shakopee Recreation department in order to avoid event conflict with other organizations using the site. Should Xcel Energy approve the following option, OHEC and the general public would also have access to the Xcel Energy property during certain designated times, as scheduled through the City's Parks and Recreation Dept., and according to terms of an agreement between Xcel Energy and OHEC. OHEC would fund liability insurance, would hold Xcel Energy, the PLWSA, and the City harmless for OHEC member and public use of the site, and would fund any temporary improvements necessary for their use of both the Xcel Energy and the Quarry Lake site. OHEC would also contribute toward the public access improvements, including the road, bridge, and parking lot. DNR Fisheries and Wildlife Division, and Trails and Waterways Division The DNR Fisheries and Wildlife urban fishing program would stock Quarry Lake with trout, and monitor the success of this stocking. Initial tests performed by DNR Fisheries appear to show that Quarry Lake would serve as good habitat for trout during the winter season. The DNR requires further testing of the lake during the summer months to determine whether the lake would support trout through the summer, and if so, whether the trout would be accessible to anglers fishing from the shore. A Quarry Lake trout fishing opportunity is an important component, both for Shakopee residents in particular, and for southwest Metro area residents in general, because today there are only three lakes in the west Metro that offer trout fishing. Shakopee residents and the general public would have free and equal year-round access to fish from the shoreline, subject to all Minnesota fishing rules and regulations. Fishing piers may also be constructed on the lake. OHEC education sessions and special events would have equal access to the shoreline and fishing piers. As determined by the City of Shakopee, fishing could also be pursued from ice fish houses placed on the lake during the designated season. The PLWSA may sponsor special water-ski events during the ski season. During these events, fishing may be restricted in areas immediately in front of designated viewing areas (e.g. the bleachers). Only boats affiliated with the PLWSA would be allowed on the lake, and then only in defined areas along the south and western shores. Usually, the PLWSA operates only four-cycle inboard boats for its activities, and usually operates only one boat on the lake at anyone time. There would be no more than three boats operating at anyone time during special events. Restricting the general public's access to the water surface during the May through October period would limit the type of DNR funding possible for this project, but the DNR recognizes and supports the need for the PLWSA to have a safe and productive home for its activities. The PLWSA would promise not to fish from boats on the lake, therefore all members of the public would have equal access to fishing at Quarry Lake. The DNR would stock and maintain fish in the lake during the winter season. If further DNR testing determines that the lake provides good habitat for fish in the summer, and that those fish would be available to anglers from shore, the DNR would stock and maintain fish for the summer as well. If stocking in the summer is appropriate, the DNR would consider providing funds for construction of fishing piers around the lake. In either case, the DNR would consider making a minority contribution toward the public access road, bridge, and parking lot, which would also be free and open to the public. The DNR is also interested in cooperating with other organizations to provide opportunities for A TV/OHM activities for the general public in the Metro Area. There is especially a need to provide safety training and education for youth and new riders. Cooperating with the OHEC at this site to include environmental education would be a plus for riders to understand the environmental issues for their activity. \ , . Xcel Energy Xcel Energy owns and manages a Peaking Plant and related facilities just to the east and south of Quarry Lake. . The Quarry Lake Committee proposes that Xcel Energy consent to allow the City, OHEC, and the public to have access to certain of its grounds of woods and fields just to the south of Quarry Lake, and to the west of the Peaking Plant. This option includes access to Xcel Energy property for rudimentary non-motorized trails in an area satisfactory to Xcel Energy, and secured from the Blue Lake Peaking Plant according to XceJ Energy specifications. OHEC has offered to help create interpretive wildlife viewing signage for visitors along such trails. . In a related and additional proposal, the group also requests that Xcel Energy consent to allow scheduled and limited access for trail riding and a state approved safety and education program for ATV and OHM activities for the general public. This program would be managed by ARMCA. Under this second proposal, ARMCA would schedule events on this land in advance through the City's Parks and Recreation Dept. ARMCA would schedule ATV and OHM Trail riding and Training sessions on a designated portion of Xcel Energy property, held usually on weekends. ARMCA would promise Xcel Energy contractually that they would obey all applicable law, would stay away from the fenced portions of the Peaking Plant, would not otherwise interfere with power plant operations, and would pOlice the membership and the public in their use of the site. All parties understand that Xcel Energy has not considered or approved such a proposal. If Xcel Energy approves either or both of these options, Xcel Energy would require a written legal agreement with all concerned parties which would detail rights and responsibilities, and define the terms of any such agreement. If approved, Xcel Energy would consider allowing improvements to the Xcel Energy land, but only if those improvements can be easily removed should Xcel Energy decide for any reason that access is no longer in XceJ Energy's interest. Xcel Energy also sponsors environmental and other focus grants to organizations with goals similar to those set out in this program document. Xcel Energy has encouraged the Quarry Lake Committee to submit grant requests for consideration. ARMCA If Xcel Energy approves the second proposal (above), ARMCA members and the general public would have defined access to the Xcel Energy property for ATV and OHM trail riding and safety training and education activities, during certain designated times, as scheduled through the City's Parks and. Recreation Dept., and according to terms ofa legal agreement between Xcel Energy and ARMCA. Training for these purposes may be provided by approved and certified organizations other than ARMCA. Underthis proposal, ARMCA would fund liability insurance, would holdXcel Energy, OHEC, PLWSA, and the City harmless for member and public use of the site, and would fund any temporary improvements necessary for their use of the site. Whether or not Xcel Energy approves the second proposal, OHEC would arrange for ARMCA members to have access to safety training and education facilities located on part of the OHEC 8 acres on the northwest corner of the lake. ARMCA would fund any temporary improvements necessary for their use of the Xcel Energy and the OHEC land. In addition, ARMCA would fund minority contributions toward the public access improvements, including the road, bridge, and parking lot. DNR Trails and Waterways may contribute to these improvements as well. , f The City of Shakopee The City of Shakopee plans a Greenway that could eventually run from the southern limits of the City, through the Dean Lake area, across Hwy 169, pass just to the west of Quarry Lake, and connect with the DNR Trail. The Greenway would offer Shakopee residents natural access to and through the Quarry Lake site, and serve as the hub or anchor to the site. The Greenway extends north and south, and may include a footbridge over Hwy 169. From the Greenway, the Quarry Lake and Xcel Energy nature sites are to the east, and the OHEC facility and grounds would be farther north, juxtaposed to the Greenway, along the northwest corner of Quarry Lake. Moving north across Hwy 169, as it approaches the Xcel Energy property and Quarry Lake, The Greenway would widen to the east and south. The expanded Greenway would include park and park-like amenities, including benches, picnic tables, access to walking/jogging trails, children's play equipment, and in the winter, access to skating and cross-country skiing on or near the lake. The Greenway would also allow access to public walking/jogging trails around the south, east and west shores of Quarry Lake. OHEC has offered to help create interpretive wildlife viewing signage for visitors along the trails. In an option yet to be proposed to or considered by Xcel Energy, the City would manage access to a portion of the Xcel Energy property, principally intended for use by Shakopee residents, the general public, as well as OHEC for its education and conservation programs. This option includes rudimentary non-motorized trails in an area satisfactory to Xcel Energy, and secured from the Blue Lake Peaking Plant according to Xcel Energy specifications. Swimming is not being proposed at the Lake due to the sharp drop-off of the shoreline around the lake, the proximity to fishing, and the expense associated with developing and staffing a beach. The City would manage, or designate another manager for, access to the designated SCUBA Diving and training area for local and area law enforcement rescue personnel (non-boating) to be located on the north shore of the lake, east side. The PLWSA would install and maintain floating buoys marking this spot during May through October. The City would fund, construct and maintain the items necessary for its Greenway vision, for the park and park-like amenities, the walking/jogging trails, and those required for other similar amenities. A public road, a bridge over Prior Creek, and a parking lot are necessary to provide safe public access to the site. The PLWSA, OHEC, the DNR, and ARMCA would fund minority contributions toward these public access improvements. * * * * * * Ownership of the Site This document proposes that the City of Shakopee become the owner and steward of Quarry Lake and surrounding land, except for 8 acres on the northwest corner of the Lake that would be acquired by OHEC, and except for about 22 acres of land on the northeast corner of the lake that would continue to be owned by Aggregate. In return for City ownership, the City would take a leadership role in funding, constructing, and maintaining public access to the site. City ownership of the site has many benefits. The City would create public access to the site, then operate and regulate use of the land like the City Park it would become. In addition, the City would serve as the access point for ARMCA, OHEC, and public use of any designated Xcel Energy property (should Xcel Energy approve our request), manage access to the rescue training/SCUBA diving section of the Lake, designate and supervise DNR Fisheries as the manager of the Quarry Lake fish-habitat and fishing piers, and designate and supervise PLWSA as the manager of the surface water, bleachers, boat launch, boat lifts and other water-ski related equipment. , . This ownership arrangement contemplates that the City would enter into a long-term Use Agreement with the PLWSA, similar to the agreement PLWSA now haswith Aggregate Industries. It would allow PLWSA members exclusive access to the surface water of the Lake during the May through October timeframe for the purpose of waterskiing practice, instruction, and clinics; and special events such as water-ski shows and amateur and professional tournaments open to the public. The Use Agreement would also include performance standards. Indirect Economic Benefits to the City PLWSA, OHEC, DNR, and ARMCA use of Quarry Lake would also provide indirect benefit to the Shakopee community, similar, for instance, to Raceway Park. For example, the local businesses that cater to the attendees and participants of the attractions now along the Shakopee entertainment corridor would also benefit from the enthusiasts and fans who would come to see Shakopee as .a new destination. OHEC's education and conservation center and the planned urban trout fishing opportunity would attract numerous visitors. The PLWSA envisions that eventually as many as 5000 people could attend a public tournament, Ski Show Exhibition, or similar event. In addition, with its planned name change and in its travels for Shows around the upper Midwest, the PLWSA would serve indirectly as an ambassador for the City. Conclusion The Quarry Lake Committee believes Quarry Lake and the surrounding land can be used by several recreation and conservation organizations, both in a manner compatible with existing adjacent industrial uses, and while maintaining the natural features and water quality at the site. This proposal provides a direct benefit to residents, and provides an indirect economic benefit to the Shakopee community. Through adoption of this proposal, the Quarry Lake site would: . Be used by residents of the City of Shakopee and surrounding communities for its fishing, trails and park amenities . Serve as a destination for participants, enthusiasts and fans of Waterskiing, Wakeboarding and other towed water-sports . Be used by OHEC for nature, conservation, and related programs and education . Serve as a destination for Metro area Trout anglers . Serve as a training ground for SCUBA diving, and area law enforcement water rescue . Serve as a safety training and education site for ATV and OHM enthusiasts . Display a mining and reclamation interpretative exhibit . Demonstrate the positive outcomes that can be achieved and sustained by a diverse group of stakeholders -- including heavy industry, recreation, and conservation -- whoare committed toworking together cooperatively Thank you for your consideration. * * * * * . lr~ Appendix Description of Participants: Bob Bieraugel Aggregate Industries, Inc. Aggregate is the owner of the Quarry Lake site. Aggregate Industries is an international aggregates and construction materials company with leading regional market positions in the UK and the us. In the US, the Group is the seventh largest aggregates producer and the fifth largest producer of ready-mixed concrete. Aggregate Industries works to create a sustainable environment, and has a strong commitment to the local communities in which they operate. Aggregate's interest in this project is to give back to the community. Pat Cline Xcel Energy Xcel Energy is the fourth~largest combination electricity and natural gas energy company in the United States, offering a comprehensive portfolio of energy-related products and services to 3.2 million electricity customers and 1.7 million natural gas customers. The Blue Lake Peaking Power Generation Plant is located just to the south of Aggregate's property. Xcel Energy's property there includes about 40 acres of woods, trees and fields outside the secured plant. Xcel Energy's interest in this project is to expand the Blue Water facility, while giving back to the community. R. Michael Leek, Mark Themig City of Shakopee Shakopee is located in the southwest corner of the Minneapolis-St. Paul metropolitan area, 23 miles from Minneapolis. Shakopee's location within the metro area offers numerous opportunities for higher education, employment and recreation, as well as nationally renowned cultural, entertainment and sporting events. Shakopee is a major regional entertainment center. Area attractions include: ValleyFair, Mystic Lake Casino, Dakota Country Casino, Canterbury Park, Murphy's Landing, the Renaissance Festival and Raceway Park. Shakopee attracts over 4 million tourists annually. The City's staff sees the Quarry Lake site as a great natural resource, and believes that future use as described in this recommendation would serve the best interests of the City's residents and businesses. Suzann Willhite, Trails and Waterways Mark Nemeth, Fisheries and.Wildlife Minnesota Department of Natural Resources The DNR's mission is to work with citizens to protect and manage the state's natural resources, to provide outdoor recreation opportunities, and to provide for commercial uses of natural resources in a way that creates a sustainable quality of life. The DNR's interest in this project is to provide an otherwise rare urban trout fishing opportunities for anglers, to help create a close-in ATV and OHM safety training and education facility, to facilitate trail connections to the region, and to assist the PLWSA in finding safe and productive home for its activities. Tom Umphress Amateur Riders Motorcycle AssnlTwin City Trailrider's Assn Twin Cities Trail Riders (TCTR) is a Minnesota based ATV and OHM (Off-Highway Motorcycle and Vehicle) trail riding club, and a charter member of the Amateur Riders Motorcycle Assn (ARMCA). TCTR was formed to address the lack of non-competition based riding clubs in Minnesota, and to make sure that riding trails are available into the future. TCTR is a recreational club that supports responsible riding for fun. TCTR and ARMCA would like to establish trails on the Xcel Energy site just to the south of Quarry Lake, for new rider training and intermittent trail riding. Mark LaBarbera Outdoor Heritage Education Center . r, OHEC, a 501 (c)(3) organization, seeks to increase the public's understanding, appreciation, and sense of stewardship for the environment, natural resources, professional resource management and related activities, as well as their history and heritage. OHEC plans to acquire 7 - 8 acres on the northwest shore of Quarry Lake from Aggregate Industries, and plans to build a fish and wildlife museum and education center, and sponsor nature, conservation, cultural, arts and related activities on that land. OHEC sees this project as complementary to and an extension of its own conservation and use mission. Brad Beneke, John Davis Prior Lake Waterski Association PLWSA is a nearly 50 year old 501 (c)(3) all-volunteer non-profit organization dedicated to amateur competition waterskiing. The Club's Show Team stages Ski shows around Minnesota and the upper Midwest, contracting for performances with local Chambers of Commerce and other sponsors of local and city summertime celebrations. The Club's Competition Team includes a number of individuals who compete in local, state, regional and national competition as sponsored by USA Waterski. The traditional home of the PLWSA has been Prior Lake (the Lake, not the City). Competition water skiers are increasingly finding it difficult to ski on public water, including Prior Lake. As a result, the PLWSA leadership has been looking for a new location for the past several years. The PLWSA's interest in this project is to create a permanent home for the organization, and a Shakopee destination for Water-skiers, Wakeboarders, and enthusiasts and fans around the Metro area and the upper Midwest. - --'--"~-'-' -- ~- -" -' -..- Outdoor Heritage Education Center - OHEC Page I of2 Museum Building ~ Capital Cam~ajgn , OHEC Home -- - :. j" -. i Fish / A,uatic t wardship : Wildlife . .-. Stl!w~!~sh.iL I Shooting Sports OHEC plans to build a 27,000-square-foot education center and fish & wildlife - - - -- - ~ - - - Youth Education museum in the golden tourism triangle between Hwys. 169, 101 and 83 in Scott County with indoor classrooms, historical, arts and cultural exhibits and a world - . class wildlife collection from around the world (which already has been donated). Welsh Construction President Bill Krake and Steve Stecker, plus Genesis Architecture's Lyn Sloat and Scott Jensen provided valuable design and planning expertise for the Outdoor Heritage Education Center. Fet leathers Educators . - The 26-acre site, with it's three ponds, natural areas and outdoor classrooms, will ~hoto Calle.rv.. l connect to the Minnesota Valley National Refuge trail system via a planned trail link through existing easements. It is adjacent to large parcels that include Cames additional natural areas and a big quarry with 44-foot water depths. _Kid) Fun Pa,ges .1 Contact OHEC The OHEC site is less than 2,000 yards from Valleyfair Amusement Park and I the Refuge, and within a few miles of Mystic Lake Casino, Canterbury Park, l - -"-'--- -- - - -- -- Murphy's Landing, Raceway Park and the Minnesota River in Scott County, one of the fastest growing counties in the nation, according to current U.S. Census Bureau statistics. http://www.ohec.org/museum.html 6/11/04 -- - .-..------- _...- ..- . - e ~ ~~~~~ McKinzie Metro Appraisal THIS IS A COMPLETE APPRAISAL COMMUNICATED BY It SUMMAR\' APPRAISAL REPORT MARKET VALUE APPRAISAL Of: LAND LOCATED AT: 6896 co. RD. 101 E.. SHAKOPEE. MN 55319 OWNED BY: J. L SHIELY COMPANY FOR: AGGREGATE INDUSTRIES BY: JOHN I. DAHL A.PRll 2004 . e e .. TABLE OF CONTENTS TABLE OF CONTENTS PART I: INTRODUCTION LETTER OF TRANSMITTAL/CERTIFICATION OF VALUE .................................................. 1 SUMMARY OF SALIENT FACTS OR EXECUTIVE SUMMARy............................................ 3 ASSUMPTIONS AND LIMITlN" G CONDITIONS........................................................................ 5 APPRAISER 'S CERTIFI CA TIO N ..................... ................. ........ ..... ................. ........ ..... ................ 6 CO l\IPETEN CY PRO VISION ............................................ ........................................................... ... 7 PART n: FACTUAL DATA PURPOSE OF THE APPRAISAL .................................................................................................. 8 USE OF THE APPRAISAL ......................... ..................... .......... ...... ..... ......................... ........ ........ 8 PRO PER TY RIGHTS APPRAISED .... ............................ ........... ....... ....... ...... ................... .... no..... 8 FEE SIMPLE INTEREST DEFINED ............................... .......................... ................. ........... ........ 8 DEFINITION OF MARKET V ALUE ............................................................................................ 8 S COPE 0 F THE APPRAISAL .............................................. ..... ...... .............................................. 9 ME TR 0 PO LIT AN AREA D AT A............................................................ ......................................11 ME TR 0 AREA MAP ....... ..... ............ ................................... ..... ............... ..... ...... ....... ........ ......... ...13 STREET MAP ................................................................................................................................14 LEGAL DES CRIPTIO N .............................. ............. ................... ............ ....... ....... ....... .............. ...15 TAX D A T A................... ....... ............ ........................ ..... ..... ..... ................... ......................... ...... ......15 EL(lO D. DATA.......... ..................................................... ........ .......... ............ .... ................ ..............15 SALE-.HISTORY ............................................................................................................................15 ZONmG ..........................................................................................................................................15 DES CRIPTIO N 0 F SITE........... ............ .......... ....... ................. ............. ........... .......................... ....16 SITE SKETCH ........... ..... ................ ....... ................ ........... .................. ....... ........ ................ ...... ......17 SUBJECT PHOTO S............................... ......... ........................... .............................. .......... ............18 STATEMENT REGARDING HIGHEST AND BEST USE .........................................................28 EXPOSURE (MARKE TIN G) TIl\1E ............... ................ ......... ................................. ........... ......... 29 PART ill: VALUATION PROCESS THE APPRAISAL PROCESS.... ......... ...... .......... ....... ......... .................... ........ ........ .... ..... ..............30 COS T APPROACH .................................................... ............ .... ................................. ...................30 CaMP ARABLE LAND SALE MAPS ...... ...... ... ................. ....... ................... ..................................31 CaMP ARABLE LAND SALES....... ................ .......... ... ...................... .................. .......... ....... ........34 LAND SALES SUA1JvfARY GRID................................................... .............. ................................41 LAND SALES ADJUSTMENT GRID.............................................................. .............................. 42 DISCUSSION OF ADJUSTMENTS.... ....... ...................................... .............. ............................... 43 CORRELA TION OF LAND VALUE.......................................................... ................................... 44 MARKET APPROACH AS IMPROVED................................ ........................................... ........... 45 IN' CO ME APPROA CH ..................................................................................................................45 ESTIMATED VALUE OF REMAINING 96 ACRES...................................................................46 WETLAND SALES... ........... .......... .......... ......... ............................ ....... ........................ .......... ........ 48 -~~ - -"",--.<-"' e e . . ADDENDUM IN'SPECTION ARRAN'GEMENTS ................................................................................................55 ZO Nrn G IN"FO RMA no N ............................................................................6...............................56 SHAKOPEE. COMMUNITY PROFaE. ......................................................,.................................64 FLO 0 D M.AP ................................................................................................................................... 74 APPRAISER'S QUALIFICA nONS AND LICENSE ..................................................................76 ~ e e . PART I: INTRODUCTION e ~~~~~ e " Vadnais Heights Office ~ Woodbury Office 1284 East County Road E 7650 Currell Boulevard Suite 300P Vadnais Heights, MN 55110 McKinzie Metro Appraisal Woodbury, MN 55125 (651) 426-7144 (651) 738-1017 Fax: (651) 426-9458 www.mckinziemetroappraisal.com Fax: (651) 426-9458 April 9, 2004 Mr. Bob Bieraugel Aggregate Industries North Central Region 2915 Waters Road Suite 105 Eagan, MN 55121-1562 RE: 22 acres of "buffer land" surrounding lake. 8 acres of industrial property at the northwest comer of total property. 74 acres +/- ofIake, which was formed by the mining operation. Owner: The assessor's record indicates 1. L. Shiely Co. to be the owner. Inspected: April 2, 2004 Appraisal Date: April 2, 2004 Dear Mr. Bieraugel, Enclosed are two copies of a Market Value Appraisal Report for the above property. This report is intended to comply with the Uniform Standards of Professional Appraisal Practice (USP AP), and is provided to support in a documented fashion the conclusions formed. In accordance with the appraisal assignment received, I have prepared the appraisal for the purpose of arriving at an opinion as to the fair market value of the property on April 2, 2004. The opinion of value presented in this appraisal is contingent upon the limiting conditions as set forth in it. Based on the data and conclusions set forth in the report which follows, in my opinion, the fair market value of the real estate as of April 2, 2004, is: Eight Acres of Industrial Land $592,500 Parcell and the Lake $1.066.400 Total $1,658,900 1 INTERNATIONAL SOCIETY OF APPRAISERS. INTERNATIONAL RIGHT OF WAY ASSOCIATION ~ e e ., A description of the property appraised, together with an explanation of the appraisal procedures used and conclusions reached are set forth in the body of the report. I am retaining a copy of the report in my files together with field sheets and data from which it was prepared. Thank you for calling on McKinzie Metro Appraisal to serve your appraisal needs. If you have any questions, or if there is any way that I can be of further service, please contact me. Sincerely, l;.~ Jo z.~ Certified General Real Property Appraiser (State of Minnesota) License #4001146 McKINZIE METRO APPRAISAL JZD/ad 2 e e . " SUMMARY OF SALIENT FACTS OR EXECUTIVE SUMMARY Property Owner: 1. L. Shiely Co. Location: 6896 Co. Rd. 101 E Effective Date of Value: April 2, 2004 Property Rights Appraised: Fee Simple Property Type: Land and Lake Highest and Best Use: Lake with strip ofland surrounding it - Recreational. Eight acres at the northwest comer of the property - Industrial. Zoning: 1-2, Heavy Industry Zone with Mining Overlay Zone (MIN) Land Area 126.8 acres +/- total. The land and lake to be appraised: 1) 22 acres - 200 foot +/ - strip along the east, west and south sides of the lake. 2) 8 acres +/- of industrial land at the northwest comer of the total property. 3) 74 acres +/- Lake. Flood Plain: Zone C - areas of minimal flooding Est. Marketing Period: 6 to 18 Months Personal Property: N/A Subject History: No sales reported in the past 5 years. IMPROVEMENT DESCRIPTION The land is unimproved. VALUE INDICATIONS Cost Approach: N/A Sales Comparison Approach - Land Only: 8 acres of industrial land: $ 592,500 Lake and 200 ft. wide buffer: $1.066.400 Income Capitalization Approach: N/A Concluded Market Value: $1,658,900 3 .. . e e . FINANCIAL INDICATORS Market Value Per Acre: Lake and 200 ft. buffer: $ 11,108 Northwest 8 acre industrial property: $ 74,052 Overall Capitalization Rate: N/A Discount Rate: N/A Est. Market Rent/Basis: N/A 4 e e . . ASSUMPTIONS AND LIIvlITING CONDITIONS The property has been considered as though it were free and clear of any indebtedness, liens, or encumbrances; and that said title is good and marketable, and competent management is assumed, unless otherwise stated herein. No responsibility is assumed by the appraiser for matters that are legal in nature. No survey has been made, and it is assumed that any improvements are located within the legally described property and that the buildings, if any, comply with all ordinances. Any sketches and pictures in this report are included mainly to assist the reader in visualizing the property, and are not guaranteed to be 100% accurate. The appraiser has no present or contemplated interest in the property appraised, nor is his employment in any manner contingent upon the value reported. Possession of the report, or any copy or part thereof, does not carry with it the right of publication. Further, all of the data contained herein must be used as a whole. Any page or portion taken out of context cannot stand alone, and invalidates the entire appraisal. ) The appraiser herein shall not be required to appear in court or before any governmental body by the reason of the completion of the assignment without predetermined arrangements and agreements. The data contained in this report is in no sense guaranteed; but has been gathered from reliable sources, and the appraiser certifies that to the best of his knowledge and belief, the statements, opinions, and materials contained in this appraisal subject to the above limiting conditions, are correct. Any cost data used herein is taken from charts and material maintained in our office and constantly kept up to date, based upon local labor and material costs in and around the area of the subject property. Neither all nor any part of the contents of this report shall be conveyed to the public through advertising, public relations, news, sales or other media, without the written consent and approval of the author, particularly as to valuation conclusions, or the identity of the appraiser or firm with which he is connected. Soils and water tests for contamination have not been provided to the appraiser. Without any test results, the property is assumed to be free of any soil or water contamination. If later tests were taken and any contamination were found to exist on the site, the appraiser reserves the right to revise his appraised values to reflect the newly discovered factors. 5 . e e . APPRAISER'S CERTIFICATION I certify to the best of my knowledge and belief: - the statements of fact contained in this report are true and correct. - the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased professional analyses, opinions, and conclusions. - I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved. - my compensation is not contingent on any action or event resulting from the analyses, opinions, or conclusions in or the use of, this report. - my analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. - I have made a personal inspection of the property that is the subject of this report. - That this appraisal assignment was not based on requested minimum valuation, a specific valuation or the approval of a loan. I also certifY that on April 2, 2004, I inspected the property. CERTIFIED BY: ~~~ John . Dahl Certified General Appraiser (State of Minnesota), License #4001146 6 e e . . COMPETENCY PROVISION The Competency Provision of US PAP states that, "prior to accepting an assignment or entering into an agreement to perform any assignment, an appraiser must properly identify the problem to be addressed and have the knowledge and experience to complete the assignment competently; or alternatively: 1) disclose the lack of knowledge and/or experience to the client before accepting the assignment; 2) take all steps necessary or appropriate to complete the assignment competently; and 3) describe the lack of knowledge and/or experience and the steps taken to complete the assignment in the report. " Regarding appraisal of the subject property, I have in the past completed training courses on the appraisal of properties reasonably similar to the subject property, and also have in the past completed appraisals for other clients of properties reasonably similar to the subject property. I therefore feel I have the knowledge and experience to appraise the subject property. 7 . e e . PART II: FACTUAL DATA e e . . PURPOSE OF THE APPRAISAL The purpose or reason for this appraisal is to arrive at an opinion of the market value of the property described in the body of this report, as of the appraised date, April 2, 2004. USE OF THE APPRAISAL To be used by the owners as a guide in the possible sale of the property. PROPERTY RIGHTS APPRAISED The property rights appraised in this appraisal are all those rights inherent in fee simple title. FEE SIMPLE INTEREST DEFINED An absolute fee, which is a fee without limitations to any particular class of heirs or restrictions, but subject to the limitations of eminent domain, escheat, police power and taxation. It is an inheritable estate. DEFINITION OF MARKET VALUE Market value means the most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1) Buyer and seller are typically motivated; 2) Both parties are well informed or well advised, and both acting in what they consider their own best interest; 3) A reasonable time is allowed for exposure in the open market; 4) Payment is made in terms of cash in u.s. dollars or in terms of financial arrangements comparable thereto; and 5) The price represents the normal consideration of the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. 8 .... . e e . SCOPE OF THE APPRAISAL The scope of this appraisal is intended to be a comprehensive asset valuation analysis to determine the current market value of the subject property given the current conditions of the real estate market and the physical and financial condition of the asset. In this appraisal, the most probable market value of the fee simple interest is estimated. The Sales Comparison Approach has been relied upon to estimate the value of the unimproved land. An appraisal is a type of research project. Specifically) it is a special study in real estate with the objective to estimate market value of the subject property. The appraisal is a process of research and analysis. The appraisal report is the written summary of those findings of the process. It is important the reader understands the appraisal process, the terminology, the factual materials presented about the subject and comparables, and the appraiser's Assumptions and Limiting Conditions. It must be pointed out the appraisal is limited to estimating, not determining, the market value of the real property, each as defined herein, as of the date and interest specified in the report. Information from the client is not generally verified with other parties unless indicated in the report. Information from the client is trusted and believed to be correct. General market and environmental as well as neighborhood and site analysis information is from the public and published sources as well as from the various individuals believed to be familiar with same. Comparable property data is confirmed with the party familiar with the transaction and with public records and/or listings. Research and information of this type is usually limited to a few sources unless otherwise indicated. Comparable property research data include courthouse records, market information files and records, real estate listings of comparable properties for sale or lease and interviews with knowledgeable agents or brokers. Information from others is believed to be correct but accuracy cannot, of course, be guaranteed. Inspection of the comparable properties, cited in the report, is limited to visual off-site inspection. Inspection of interior and inspection at time of sale is seldom, if ever) possible. The appraiser has not examined the title of the subject and further assumes marketability of title with no clouds or adverse value influence) such as encroachments) liens, or easements. Please note: the appraiser is not particularly trained in the inspection of mechanical, plumbing or electrical equipment, insulation, soil stability and suitability for construction or verification of the presence or absence of toxic materials. All possible appraisal techniques are not necessarily used) only those believed to be most appropriate for this property type and market. . The appraisal techniques are intended to 9 e e . . meet or exceed the standards, ethics and rules of the Uniform Standards of Professional Appraisal Practice (USPAP) of the Appraisal Foundation. Market value, as defined herein, is estimated as of the date indicated. Please note and be aware that market value is dynamic and the market's (re) action of buyers and sellers for such properties is active and vibrant and changes over time. The appraisal does not include a specific study of any type other than the conventional appraisal approaches to estimate market value. It does not include other special studies such as market study, feasibility study, market analysis, or highest and best use analysis, except as part ofa conventional appraisal. The study of the subject and the market may involve analysis of the infonnatio~ similar to one or more of these as part of the appraisal process. However, no stand-alone study of the subject has been made. Infonnation from others, including the client, is not nonnally confirmed with any other source, unless the appraiser has reason to doubt the information. The scope of the use of the appraisal is intended for persons or firms, familiar with appraising, real estate and real property terminology, methodology and reporting. Please call or write us if you have any questions about the appraisal and report, its use, terms, scope and research or analytical methodology used. All infonnation in the report, revealed from the inspection of the subject and the plans provided, is considered primary information. Other data in the report may be considered primary in that it was originally collected by the appraiser, but secondary, because it may be from published or unpublished origins, and in some cases, either primary or secondary verbal sources, such as property listing, newspaper articles, research articles or other services. All infonnation used is believed reasonably correct, but accuracy cannot be guaranteed. Analytical conclusions are those of only the appraiser signing the report. However, other people may have assisted in the research and preparation of the report. 10 . e e . METROPOLITAN AREA DATA The subject property is located in the Twin Cities Metropolitan Area. This area is made up of seven counties and has an area of approximately 3000 square miles. Located within the Twin Cities Metropolitan Area are approximately 136 cities and 33 townships. Each of these together with each of the seven counties have their own separate units of government. The cities of Minneapolis and St.. Paul constitute the hub of the area. There is also a Metropolitan Council that has been given certain authorities by the State Legislature to control and influence growth and development within the Twin City area. Their efforts during recent years have encouraged development to occur in areas either served by public sewer and water, or where future services are planned. The outer boundary of this area is referred to as the Metropolitan Urban Service Area (MUSA) Line. The population of the Twin Cities Metropolitan Area, was 1,990,192 in 1980, 2,288,721 in 1990 (up 15%), and 2,642,056 in 2000 (up 15%). It has increased substantially since. The area constitutes about 1/2 of the total state population. There has been considerable residential movement and development in the suburbs in recent decades. Both Minneapolis and St. Paul have, however, had considerable downtown development and remain economically strong. Monel! magazine has rated the Twin Cities Metropolitan Area among the best places to live in the United States. The publication gave high marks in the areas of employment, real estate, health care, art, and education, raising a family, recreation, cost of living and climate. The Twin Cities is the center of the Upper Midwest's transportation network and includes barges, trucking, rail and air transportation. Due to its strategic location at the head of the Mississippi River, the Twin Cities are the home of six barge lines and are served by over 72 barge carriers. The Twin Cities comprise the nation's seventh largest trucking distribution center, with over 100 first class carriers. Additionally, there are seven trunk line railroads with over 5,400 miles of rail trackage. Seventeen national/international, and eight local/regional air carriers serve the Twin Cities with nearly 12 million passengers passing through the airport each year. The Twin Cities Metro Area is served by a good freeway system. 1-35 goes north-south through the area. It splits north and south of the Twin Cities with 35W going through Minneapolis and 35E through St. Paul. 1-94 goes east-northwest through the area. 1-494 and 1-694 form a circumferential route around the cities. 1-394 extends from downtown Minneapolis approximately 12 miles west to the western suburbs. Rush hour highway congestion exists, but it is moderate compared to other large cities around the country. The area is served by a bus system, but no light rail transit system. 11 e e , . The Twin Cities has a strong economy. It is one of the largest commercial centers between Chicago and the West Coast. It is the headquarters for many national and international corporations. According to Fortune magazine, 16 Fortune 500 companies are based in Minnesota, ranking the state 11 th in the nation. Unemployment has over the years been below the national average. Recent rates have been under 3% with the national average around 5%. Because the Capitol City of 81. Paul is included in the Area, government employment comprises a consistent and stable segment of the region's economy. The area is characterized by good schools and colleges and a resulting well trained and stable work force. Because of the degree of public service provided, however, taxes are among the higher in the country. The real estate market in the Twin City Metropolitan Area is generally strong. This will of course vary from community to community depending upon age of the community, availability of developable land, and the attitude of the community and the Metropolitan Council towards development in the community. Office occupancy in the metro downtown areas is relatively high. Vacancy rates in apartment housing have declined. Home sales have been good in recent years. There is presently an under supply of land available for residential development. Be9ause of this, in areas that are platted and developed, lots often sell fast and at fairly high prices. In summary, the Twin Cities Metropolitan Area experiences a very strong business climate, diverse industry, low unemployment, sustained steady growth, and a strong real estate market. These conditions appear to remain fairly constant through the various ups and downs of the economy. The Area is experiencing gradual improvement from the overbuilding of the 1980's and the recession of the early 1990's. The continued low unemployment rate, coupled with improvements in the industrial, retail and residential sectors have placed the Area in a good position for future growth. The Area continues to be a strong diversified economic center with favorable potential for expansion. The economic base. should continue to grow and have a positive impact on the real estate market in the Area. 12 I BIIJ~ake -...u , MA~ I o AREA f I j (8tertown <> Nlnin er I ) <>Etter I <> Eggle on @ i~n~ 1 ~ ) .Welch , .'_/An~ ~~~i.. .-:;;:..... ..... of.. . ~., ( ({if ~i'.. .. J! 20 C! .Q r' !'"'--&iSt Thomas State W M A i . '. "d ~66 /J. \ .,/ . . \. @ '. dLake Byllesby ty Park (j])., #ar:lI'loD.F.alfs~__=:",;". Vasa"" . .{l ""'~"'- ;--~nrdel-StateW M A Waterford =~,,/ .' t I!;. I Sheas Lake Stale WjM A .W1ite Rock T I .Lexlngton 1 @ 1996 DeLo1'llle Street Atlas USA l oRyan i Mag 10.00 * Wed Apr 0712;162004 ~~~,.,,',., Major Connector State Capital Scale 1 :500,000 (at center) ,",om."""""" State Route . Small Town 10 Miles I -- Primary State Route <> Large City I ,=~:;;'~~ Interstate/Limited Access J). Park/Reservation I 10KM I ~ US Highway ~ Locale 17\ I Rest Area with facilities <> City 0 Point of Interest 0 Exit 0 County Seat State Boundary 13 I \ - '-Y'\ i"::::::; "".. ~I ; '-', '\_" -'~-:; -j r .__:~,- I AhA STREET AP ?-c. " --1---- r--'~.........I' ~ ; StarillgLake J Neil/Lake' "'___c-,"-' / \:-9... I, BushLake f'/ 1--______.,(' ~. ..// I ........----"1 I ", .. / ....." f. J (' '- '''7:11 \ /' , I J, / I / /. ) I ',,- ( / 169;.,r-- \ ~\ " '). \ 1 ,,/-,. \ i '\ ~' "i , I ,e ,. T ---' I "-....! I. I '--- -i I,,~ 1 " I (\ I' \ ~ ' '/y1 ] I .......... {.. , ,,_ ....,..... ,\ 1 1-.....,,' ,~ '., .....--1-...->\ \ - '~ ~"'/l \ \- / I 't:::-. ". \ 1\' '. --', -', :"', ;7-~-: ,'; : (i-- \ \ I H land Coun! );;:k!! L.. J........ '. / I {f(;1'TT""'-_ \ "'J' "t....,o , '......:' _Lri.:.,', 1..../ i \, ,,,,-1J. y /-;~ty~I- ~ .~ ..! I ,IJI!,f:m -~, ~OJsl~ I) : l""l_.I'.1:...I-)1 ~, I, \.J-\ '\ f'J I ,-~ I"\"_~ --;-" \ . \ r.:I::\.FlyingCloud.... r / .&\' .......'-.......' :1:. '. \ I C., i/.\..,i-- '..), rtl ~1..-11~-1 \ I '..) W "---- f \) - ( H~-1_ / '\ r--.....].... j I l' ~' ,.>-J ",./"..?- 'J . 'I i.:-Y-~""~~r--: t-i L , 1 I I.........., __, ..{"- t.... -- J .......~....... )/ .... t........ ':.. I .. I ,// "----i / } 1-....-1 '<'" - i --.L~' I' 1.- '-"'7--b- /'\ '1{~"" "!---I . I' . , L.V'"' I ---." ',- ,-.- -I' ,.' r::1 :L I l1i' ............~ . \ \ .)/' '--1 \': -j-!,' ,...."'... I : 1 IC:::. ...-/ \ '. / ' .' ',....;',' '1 ~ ( ...".. ( 1 -r--- ~ I ,.' ;' I I. i--J, :- '-J 1 ,.f -:;-L::-/T1 HylandLake 8~'[i I'::-;:V-' / i i.;, ~....~ ! 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W-~ ~r~r-' , .L..,- I , I .-- I Blue Lake l -- -.~::rl:;: ( d, """1' L..J ~_.._~ ~ (/ .,v, '<\_,__, 1 l -,,""'Ie. -,...,;",~ I ._ _ _\pro~ ~ n.Rerry' ~ . -tJt-\)i rr ~ to~ / filsherLake .. I ,....,~~--....t ~AutJjClub r'\~;j,'::.I.u~. 1 ~_~" ~ ./......... \,r r MI ---L...___.__/____. ~ ""'''''~ . SUBJECT ./.........\.' -... 0 -...~...~~\oo ~ ,_.~........ ( ,r<) I ~~.=~-""",,,(j]j},,,.,,.,., .' ..............:. ^+-""" ) --..-.___ I ~.... / r......,~ MlnnJoUrValley Coun . I __.... 1 ...., I ~..d~___ ./ L ~! " ~-,.~ 1 -"'- '\ """"~anfe'n- Mi7mesD . River ..... ....... .... ...'-..,'. '.. . 'c:........... J 1 \ ''''", ,...,... L I'" .b.l......, '~........... -----.---..-----.-. r \, .rrmz:> ". ~, :1 ILU .--~ ' .' . '\ . ..------:.,~.. Il L~. +KoskTch \ '-0",. . .... ;.. I '. , ~ I -----.-.------- ,-_.,.......<":."'".... . . . J II' -.-.---- I \ 1 F.....:1~~~~~~ ::'. .. ;....; ~'" I \ I Ir-1 i......,.. ''''''J''''''J3~; .... r .,., L., .. ;.".,;'"~;.;.'"..;.;.;"',!,... L. '......... ) ! ."-1-- \ I I : 1- ~-r~""T";;=";;;" "" i' ''1''-'' I ~- I-I .' l::::::. ~ I ,1" I ~-_. --.....c.:. _.~ {.. .-... "'- --- -.-....-.-..- j' -........,~_.... DeafJsLake --". ' .' """_. '1-' <---"-1 i ..1 -.--..-. -"Q \ . I" . 'I '---1- \-" ! .:.----.- I ---....-........ \ .. -. ',. " -\-- I ''''~ I \' n -,',- ....... i:' ,.... - ,- .~ , fi .:, xl-"'/ -_.........., : !I fJ. ..__._.... I --_.J.... .._.- 'I ....___J --' '-)--I.L '--.. I I 1 '11 \.......---11 J/~ r I., ~ i ~_... I ~ ,'\ 'I \ I I. .'" / ", _ <1 ! )-..... '.... . ~ ~ ___~ ',-1 L:.-:.. ~..___w.__~ I ' _ . , ~"1 11 ----l I /- -., I '..- 1-........-') .......--...-.....;r ) t '..,--- / - '-, I '-( H\.I' y.....I.. :-"" pCamp KicI-'1r'j' api,'. ...: I I I ! < , . \<::-.11'--. I I .'-. '" \ [.1_. . I. I n.-, ~\ 1'--(~,,! r I \ <" i. \ I ./ I ", I " I J:.:;"';:::: ....,. ! '.' I.., ~ '1 I \.! ,- \ '. I Prior Lilke Indian Reservation j' I I qp" .J ,.......c..L,.....t_ I 0'_\ I I 13 I' '! -.. 1 "'--1 --1 'I' (........ . I!" ; Pike Lak1 I j 1....-.... ....... '.-L--..! \ II ,; I' 1, I :i! /' 'C 1 -.....-( : " ~ I' \'''_ .... ,... ....-.--ci.!...-.... ---.-.---.--...-I.................-"J..... ......... . ....-' __.1. - ---.1.... . .---..1[.-...-.-\:----........ ..., . i' . .....J.. .......................,... .f......-.~',..'r....I.....j-_..d.I-..--.---...T-.// ...............-.. .......... .......;,. . I \, 'J \ ( . . . ".....-,.' I / 1 '-. U ' / '" .' \,'!! ) c \ t__:~~\ f) ~i:=~:LJ'Yt$ I~~ ,ei (Q 19~6 DeLonue StreetAtlas USA '1 i / ,>~ I \ 'Fi Mag 13.00 WedApr0712:112004 --- Local Road ~~ Locale scale. 1 :62,500 (at center) ""'''''''''''/:'..''' State Route P~bIiC Ai~ort I 1 Miles I ~.,;,,~ US Highway Private AIrport Utility/Pipe Cemetery 2KM I I Railroad County Boundary o Point of Interest Population Center . Small Town Water ItJ, Park/Reservation Woodland 14 e e . LEGAL DESCRIPTION PIN #: 27-902020-0 Part of SW ~ See 02 Twp 115 Rng 22 W PlN#: 27-911006-0 N ~ NW ~ Sec 11 Twp 115 Rng 022W TAX DATA 1. Assessor's Estimated Land Value in 2004 is $223,500, buildings $205,400, total $428,900. The tax payable in 2004 is $13,368. There were no Special Assessments. 2. Assessor's Estimated Land Value in 2004 is $86,400, buildings $0 for a total of $86,400. The tax payable in 2004 is $2,110. There were no special assessments. FLOOD DATA Community Panel Number 270434 0002C, effective date: September 29, 1978. Zone C, areas of minimal flooding. SALE HISTORY No sales were recorded in the past 5 years according to the Scott County assessor's record. ZONING Zoned 1-2, Heavy Industry Zone with mining overlay zone (MIN). 15 - e e . . DESCRIPTION OF SITE Location SW quadrant of Chicago, St. Paul, Minneapolis & Omaha Railway and the Shiely-NSP Driveway. 6896 Co. Rd. 101 E., Shakopee, MN 55379. Access The property has access from 70th. Street and an access is available from the property adjacent to the west. Size The total property is 128 acres, only a portion of which is being appraised. Topography The land slopes down to the lake. Soils Soils appear good in the area. The land across the northern part of the property appears to have a substantial amount of rubble, some piled, some spread out. Utilities Electric: Public in the area Water: Available in the property adjoining to the west. Sewer: Available in the property adjoining to the west. Easements The appraiser is not aware of any adverse easements. Street Pavement - Bituminous on Highway 101 and the driveway entrance. Curbs - None Sidewalk - None Alley - None 16 - e I Blue L8i<~ W":OICYl8ter e I , TJ'/:J1lmGftI PuUIl : , . SITE SKETCH I I I I I I , I : , , I . --- ----~ I , ! L-___ -- i r H1GtfW...f\Y 101 - - - ~_C -- ~ ") C ,.. i1. OM rAt'';'' J.{,,,: t\.JJ-. -=--_- t S ,,'" ~ --- -- --"-- ~l\ r r--- -.. ~ 1-" ..- ___.. _-1 8 I ' I. I ; 1;( Ii ' II I I "I t ! f ~ f , , f I L: rti I '!'>t I I ~! ldJ I , I~ '~ . I I Elk Ri',~, I ri I C.,,~.. · ~I I"" I ;"i I [j I I J ' If' .1 D I ' r --- 'V ISCO QR....~,l,(l~ QITCll ~XIS~lNC g..RM "TOPSOIL - r- 1, , i I I I .L..- a Nor'h~rf! $1~11:~ f'!,1'der T.al:amloalon Station 0 - 17 e e . PHOTOGRAPHS Photo No. 1- NE comer of the property. Photo No.2 - Rubble stored at NE comer. 18 e e . PHOTOGRAPHS Photo No.3 - Taken near NE comer looking SW. Photo No.4 - Taken from driveway along north border looking NW. 19 e e . PHOTOGRAPHS Photo No.5 - NW comer of the property. Photo No.6 - Taken from NW comer looking west at neighboring building. 20 e e 0;, PHOTOGRAPHS Photo No.7 - Taken near NW corner looking south. .-- Photo No.8 - Taken from driveway on west boundary looking east across the 8-acre industrial site. 21 e e PHOTOGRAPHS Photo No.9 - Similar to Photo No.8 looking southeast. Photo No. 10 - Taken from west driveway looking southeast. 22 e e PHOTOGRAPHS Photo No. 11 - Similar to Photo No. 10 looking south. Photo No. 12 - Taken from west center shoreline of Lake looking east. 23 e e PHOTOGRAPHS Photo No. 13 - Looking east across Lake. Photo No. 14 - Taken from boat launch on the west side of Lake looking north. 24 e e PHOTOGRAPHS Photo No. 15 - Taken from near the center ofthe west property line looking NW at neighboring industrial building. Photo No. 16 - Taken from the same location as Photo No. 15 looking southwest at another neighboring industrial building. 25 ...-..-- , e e PHOTOGRAPHS Photo No. 17 - Near SW comer of the 8-acre industrial site looking northeast. Photo No. 18 - Taken near the NE comer of the industrial 8 acres looking southwest. 26 e .- PHOTOGRAPHS Photo No.19 - Taken near the NE corner of the 8-acre industrial site looking west. Photo No. 20 - Taken from the same location as Photo No. 19 looking to the southwest across the Lake. 27 - e '. STATEMENT REGARDING IDGHEST AND BEST USE The highest and best use of a property is that reasonable and probable use that will support the highest value as of the effective date of the appraisal. The use must be physically possible, legally permissible, feasible, and a use that would produce the greatest monetary return to the owner. Physically Possible --- size, shape, topography, and soil conditions are considerations for a land tract. Size, design, and condition would be considerations for improved property. Legally Permissible --- zoning, private restrictions, environmental regulations, and existing leases would be considerations. Financial Feasible --- potential uses would have to produce a positive return to the property. Greatest Monetary Return --- The use that provides the greatest return on the owner's investment. There may be cases where the highest and best use of a property is different than the existing use. The existing use will normally continue until such time as the value of the bare land, less the demolition cost of improvements on the property, exceeds the value of the property in its existing use. The estimate of highest and best use is the basis upon which the appraisal is made. The use is not always obvious. Sometimes special analysis is necessary before an opinion of highest and best use can be found. The subject is zoned 1-2 - Heavy Industry Zone. It is also subject MIN - Mining Overlay Zone. It is my opinion that the highest and best use is for industrial development. * * This portion of the appraisal is the northwest comer numbered 2 on the site sketch map and is 8 acres in size. 28 . . '. .' ~. .' . .. . e e EXPOSURE (MARKETING) TIME There is turnover in properties similar to the subject. I feel that based on the location, size and current market conditions that a reasonable marketing time would be 6-18 months. 29 ==---, _, e PART III: VALUATION PROCESS e e . THE APPRAISAL PROCESS The valuation of prop~rty is generally undertaken by one or mere of the three recognized apprc~ches to value. 1. Summation, or Cost, Approach 2. Comparison, or Market Data Approach 3. Economic, or Income Approach Whenever applicable, all three approaches to value are used to provide a means for checking and counter checking the results obtained. A correlation of the three approaches is made, and the final value estimate is based upon the appraiser's judgment of the comparative reliability of the methods used. COST APPROACH Under this method, a value is derived by estimating the replacement cost new of the building, and other improvements based on today's labor and material prices, and present construction techniques located in the general locality of the property. A market analysis is also made of similar newly constructed buildings in the locality, with adjustments for comparability to arrive at a current unit cost for replacement. Prom the total cost of replacement, a deduction is made for the depreciation, which has occurred to the improvements. Accrued depreciation is usually in the form of three types. 1. Physical depreciation (loss in value. due to wear and tear and general lack of maintenance). 2. Economic obsolescence or depreciation (loss in value due to influence outside of the property). 3. Functional obsolescence or depreciation (loss in value contributed to functional inadequacy, newer and better designs, etc.). The land value as determined from the marketplace, by comparison of similar market transactions with adjustments for the various differences in comparability is then added to the depreciated value of the improvements to arrive at an indicated value estimate by the Cost Approach. Note: At the appraisal date the site was unimproved. The appraisal of the unimproved land is based on the Market Data Approach. 30 e _ COMPARABLE SALES LOCATION MAP ( Subject) 1 ' H~n"(p'n C'ount'i J- Ii 3/ 32. 33 34,j" ~5 36 ",;,...c,...t& ,,",..I.., ;I) . JA $ ~ lutent.... 1'''~!-'1' .. W. "" . ' C' M;;:t:~:: u,. , ,~t41"'''' Wu..luL ............, ~ ~~~i~n.. ""'.,:. c-=J ,.r.,,;.. ....... '" "-" ---~ .~~\( ~'"'' .~ .-r IS -.......~ /J:;.,.....,. .>. . P..~ r.. --";::-",. '. //~ ~~~"~'''';E''''~:'''';.''' ..---" ~ "c::;.':E~~_' ~~. ~Ji --:::;-' ...............~~~"L UM;'" ,..," cr,.', . I "'J :-:. ~1-JjF-\: ~ .)o&I...Moo* Jl1.(,.(. _ _ I '.. .. " ~ . ~ .. ~UI - '%0 C' s..... , .... ...... I() ....t ,:'l~,.r .... I ..- ,... '7.--...t~ ...-t'1 ....tr.. s......,..., ._ \.... us..... 'P.rfrl,..,.. fit l l{} ~.::. I I c,.....r-.. s...-...._ .F4.1 . ...... )' . . .~~ ...... 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In 0 -< :t i VAlL PARK THIRTEENTH ADDITION en )::. w I . 1 ~ r ~ ~ In w I ~ 2 01. 2721510031 ~ I r" "- I 1 ~ 0 1 ~ >- I .,.,I>.K ("") ~ ",.,\.\.E'! , )::.. -' I -;. ;; I ,.,'0'0'11 2 ..... 0 I E.\.E.-JE.~1 ''''' .'It. ~ l 3: 12THA.~E.l.ST 12'THAYEM1E EAST )::. . '"0 I VALLEY PARK 3 , , 3 _. I tS''f. ~\O'" I 1 e.'lV ,,'0'0 t , , 1 . I ~'" e.\.~" VAlLEY PARK FOURTEEN ADD'N . FIFTEENT ADDmON I #'i I l I t.1INN. HWV PLAT NO. 70-12 MINN. HWY PLAT NO, 70-13 I ---~-~--_._----------- - - - - - ... ... ... ... - ~- ... ... ... ... ... - ... - ... - ... - ....- ... ... ... ... ... ... - ... ... ... ... ... ... - ... ... ... ----------------------------- --------::::::>>W~~L::::::::- rr'.'LLU- ----------------- ---------------------- N N Q , l..h....w, kf\ot.,..... ~.., ~f.,..procwa kroot', MCI bnol I/') .....-.H4..M w.ed "otIC. T'NJ llr'''''f b. ~ot~. !S%ott I I I I .... Worm'&'\'''''' ~ aocated "'...t\ouI~. CDunt.,. IIf\Cl sbte otnct-t... Scott County .... and CIttocr~.trtc;tl"'thc-.. -'-n. ....,..IOHIorM'dIfW Jan 3D, 2'0'04 I n::1.nnt'e~ltlnly.ScattCO\lfttyhno(rtSfl'On..~fof..,1' 400 0 400 800 Feet Surveyor's Offi~e 0 ~h......"tlltnu~.lfcl~rtdr. .owt-.,.pIc_ .... ClOI'OClthc:kaa.C8utw:1'S~.Otl\c.t. , Z W N ..... . ....... ... ..... '._, -..... ...~~_..__......... -_._._~.._.- '.. .-- ... S 1/2 SEe 04 T 115N R22W [lb. AI\ lO((enS Parcel Half-8ection Scott County, Minnesota -, ~ --. --........ -.--.-.. 1 R.l.S.6& '1# ~~ , OPUS MVW tf>o~ n -. P~ 0 1 ,,'" .3;: , "'0 ):.:. nl.. BLOCl< 3 :::0 ):.:. Bll OJ r- IT1 279040101 C/) L ):.:. r- w .O"_......Uy .1T1 W _"'1ICIl;nO V) LOT I -...; s4~4~ . . ^>l> Cr ",#' . 'l.(y b"r ..4' ~# I '-j () l\' ~,q;. j i \)J ,,\' 21'!X)4013O (\PfJ~~'~ _. . 1 279040102 VALLEY PARK 3RD AOO'N \"AI.UY PAAl< TEHTH I BLOCK t ADO'N .' VAlLEY I . .1 .-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.-..-.-.-.-.-.- _._._.t~~::::::; n.;.h~..Idwt.lttAr"""""'_'..-.cr...sI."" YS'~tt . COUNTY SURVEYOR .......1ll"'..,._1loi1'-'-i,.II.~....rnucl:l. 4. . - ~F... scan COUHTY. MINNEsor A Oocombor 19. 2001 ....,...--......,~.........cll7.~........rlf.. "'. on/I",-"~,,fwt"l~ .............. b "----- - ~t-JN'POtoII...,.Sootr-r._~II...W!'1 . S 04-115-22 ~1ocroioo--"".'-cIltJ-l;_...~,a.-.'""'kt "'s_c_,s-.,..OtJc.. e e COMPARABLE LAND SALE NO. 1 . . ..' .:..... ." "':'.. . '. .." ......: ., ',",", ," .'.;" , . ,. ..' . . . : ,", . . . BUYER Adc Telecommunications, Inc. SELLER Camas Minnesota, Inc. LOCATION SW quadrant of Chicago & Northwestern RR & Valley Park Dr., Shakopee, MN LEGAL DESCRIPTION Part of Sec 03 Twp 115 Rug 022 PID# 27-903-004-0 & 910-002-0 SALE PRICE $7,600,000 SALE PRICE/SQ.FT. $1.36 TERMS Cash DATE OF SALE 2/24/2000 UTILITIES Available TOPOGRAPHY Level to gently rolling SOILS Appear stable SIZE 127.9 Acres SHAPE Irregular STREET OR ROAD Public. Paved. ZONING 1-2. Heavy Industrial INFORMATION SOURCE Public record. Seller, field inspection. REMARKS Large industrial building on the property - built after this land sale. 34 ... e . COMPARABLE LAND SALE NO.3 BUYER CSM Ventures LLC SELLER Valley Green Business Park Ltd. LOCATION Valley Park 11th. Addition, N of 12th. Ave. E. & W of Park Place, Shakopee, MN LEGAL DESCRIPTION Lot 1, Blk 1, Plat 27176 Valley Park 11th. Addn. PID# 27-176-001-10 SALE PRICE $704,136 SALE PRICE/SQ. FT. $1.75 TERMS Cash DATE OF SALE 6/4/1999 UTILITIES Public TOPOGRAPHY Level to rolling SOILS Appear stable SIZE 9.23 acres SHAPE Irregular but mostly rectangular STREET OR ROAD Public. Paved. ZONING 1-2. Heavy Industrial INFORMATION SOURCE Public record. Field inspection. REMARKS Large industrial building built after this land sale. 35 - e COMPARABLE LAND SALE NO.4 BUYER West Real Estate and Management SELLER Valley Green Business Park Ltd. LOCATION Part of Valley Park 13th. Addition LEGAL DESCRIPTION Lot 1 Elk 3 Plat 2719 Valley Park 13th. Addition PID# 27-219-004-1 SALE PRICE $1,458,382 SALE PRICE/SQ. FT. $2.25 TERMS Cash DATE OF SALE August 2000 UTILITIES Public TOPOGRAPHY Level SOILS Appear stable SIZE 14.88 acres or 648,172 sq. ft. SHAPE Irregular but mostly triangular STREET OR ROAD Public. Paved. ZONING 1-2. Heavy Industrial INFORMATION SOURCE Public record. Field inspection. REMARKS Highway 169 runs along the south side of this property. 36 e -- COMPARABLE LAND SALE NO.5 BUYER M & R Larson LLC SELLER Valley Green Business Park, Inc. LOCATION 4000 Valley Industrial Blvd;, Shakopee, MN LEGAL DESCRIPTION Lot 10 Blk 1 Subd.: Valley Park Fifth Addition PID# 27-081-010-0 SALE PRICE $175,510 SALE PRlCE/SQ.FT. $1.45 TERMS Cash DATE OF SALE August 2000 UTILITIES Public TOPOGRAPHY Level SOILS Appear stable SIZE 2.78 acres or 121,183 sq. ft. SHAPE Irregular but mostly rectangular STREET OR ROAD Public. Paved. ZONING 1-2. Heavy Industrial INFORMATION SOURCE Public record. Field inspection. REMARKS New office / warehouse building on the site. 37 , e e COMPARABLE LAND SALE NO. 6 BUYER Opus Northwest LLC SELLER Supervalue Inc. LOCATION 3812 4th. Ave., Shakopee, MN LEGAL DESCRIPTION Subd. Koskovich Valley Park 1 st. PID# 27-904-010-0 & 27-904-009-0 SALE PRICE $4,838,340 SALE PRICE/SQ.FT. $1.55 TERMS Cash DATE OF SALE February 1999 UTILITIES Public TOPOGRAPHY Level to gently rolling SOILS Appear stable SIZE 71.66 acres or 3,121,509 sq. ft. SHAPE Irregular STREET OR ROAD Public ZONING I-I. Light Industrial INFORMATION SOURCE Public record. Field inspection. REMARKS Located just south of Highway 101 on the west side of County Rd. 83. 38 e e COMPARABLE LAND SALE NO. 7 " BUYER Opus Northwest LLC SELLER Camas Minnesota, Inc. LOCATION Northeast of the intersection of 11th. Ave. & Gateway Drive, Shakopee, MN LEGAL DESCRIPTION Lot 1 Blk 1 Valley Park Thirteenth Add. PID# 27 -219-001-1 SALE PRICE $623,010 SALE PRICE/SQ.FT. $1.44 TERMS Cash DATE OF SALE December 1997 UTILITIES Public TOPOGRAPHY Level to gently rolling SOILS Appear stable SIZE 431,679 sq. ft. or 9.91 acres SHAPE Rectangular STREET OR ROAD Public. Paved. ZONING 1-2. Heavy Industrial INFORMATION SOURCE Public record. Field inspection. REMARKS After this land sale a large warehouse was constructed on this site. 39 - e COMPARABLE LAND SALE NO.8 No Photo Available BUYER Ryan Coso SELLER Valley Green Business Park, Ltd. LOCATION Part of Section 10 Twp 115N Rng 22 W SALE PRICE $10,950,000 SALE PRICE/SQ.FT. Gross 339 acres = $32,301 per acre = $0.74 per sq. ft. Buildable area net of roads, ponds and wetlands 178 acres = $61,517 per acre = $1.41 per sq. ft. TERMS Cash DATE OF SALE January 22,2004 UTILITIES Public available TOPOGRAPHY Level to gently rolling - some low SOILS Good SIZE Gross 339 acres, Net usable 178 acres SHAPE Mostly rectangular STREET OR ROAD Highway 83 & 169 ZONING Business Park PLANNED USE Industrial INFORMATION SOURCE Welch Co. Broker 40 1 LAND SALES ADJUSTMENT GRID . Sale 1 Sale 3 Sale 4 Sale 5 Sale 6 Sale 7 Sale 8 Adc CMS West Opus Opus Buyer Telecom., Ventures Real M&R Northwest Northwest Ryan Coso Inc. LLC Est.&Mgt. Larson LLC LLC LLC Sale Price Per Sq. Ft. $1.36 $1.75 $2.25 $1.45 $1.55 $1.44 $1.41 e . Property Interests 0% 0% 0% 0% 0% 0% 0% Financing 0% 0% 0% ~ 0% 0% 0% 0% Conditions of Sale 0% 0% 0% 0% 0% 0% 0% Time 0% 0% 0% 0% 0% 0% 0% -f:>> N Adj. Sale Price I Sq. Ft. $1.36 $1.75 $2.25 $1.45 $1.55 $1.44 $1.41 Zoning 0% 0% 0% 0% 0% 0% 0% Location 0% -5% -20% -2% -2% -5% 0% Utilities 0% 0% 0% 0% 0% 0% 0% Topography 0% 0% 0% 0% 0% 0% 0% Soil 0% 0% 0% 0% 0% 0% 0% e Size +20% 0% 0% -2% +15% 0% +20% Shape 0% 0% 0% 0% 0% 0% 0% Total Other Adjustments +20% -5% -20% -4% +13% -5% +20% Indications I Sq. Ft. $1.63 $1.66 $1.80 $1.39 $1.75 $1.37 $1.69 e e DISCUSSION OF ADJUSTMENTS . Property Interests The property interests appraised reflect fee simple title. All of the comparables involved transfer offee simple title, requiring no adjustment. Financing The value of the subject is appraised based on "cash". Owner financed sales often sell somewhat high. All of the sales were for cash or cash equivalent and no adjustments have been made. Conditions of Sale - .. All the sales appear to be arms length transactions; thus no adjustments. Time I talked with a broker who has been active in marketing the adjoining Industrial Park, where the comparable sales are located. He advises that prices have been essentially flat for the last 4 to 5 years. Based on this information, I have not made any adjustments for time. Zoning The subject and the comparable sales are all zoned for industrial use and no adjustments have been made. Location Sales 1 and 8 are considered similar to the subject and not adjusted. Sales 3,4, 5, 6 and 7 are considered superior and have been given negative adjustments. Utilities Utilities are similar to the subject and not adjusted. Topography The sales and subject are similar and not adjusted. Soils Soils are similar and not adjusted. 43 . e e Size Smalier tracts normally sell for more per acre or square foot than larger tracts. Sales 1,6 and 8 are larger and have been given positive adjustments. Sale 5 is smaller and given a negative adjustment. Sales 3, 4 and 7 are similar to the subject and not adjusted. Shape The subject and sales are similar enough from a development standpoint that no adjustments have been made. CORRELATION OF LAND VALUE The sales used indicate values of$1.63, $1.66, $1.80, $1.39, $1.75, $1.37, and $1.69 per -."- sq. ft. for the subject property. The average of the indicators is $1.61 per sq. ft. I feel that Sales 1, 3,4 and 8 are the best indicators of value. Based on this information, it is my opinion that the fair market value of the land as of April 2, 2004 is $1.70 per square foot. 8 Acres = 348,480 Sq. Ft. @ $1.70 Per Sq. Ft. = $592,416 Round to $592,500* * Note: This is for site number 2 on the sketch. It is the 8 acres at the northwest corner ofthe larger parcel. 44 e - . MARKET APPROACH AS IMPROVED This approach is subjective in theory, the premise being that value is created from outside the property, and is defined as the value indicated by recent sales in the market. This approach requires comparing the property with other similar properties. Data is gathered from prices paid for other properties, prices asked by owners offering to sell and offers made by prospective purchasers. The data is analyzed, interpreted and rated by units of comparison with the subject in arriving at an estimate of value by the approach. When there is an active real estate market and sales of many similar type properties, this approach tends to be the most reliable and demonstrates the reactions of the market. -- There are no buildings on the property and the Market Approach, as improved, does not apply. INCOME APPROACH This approach to value is based upon the prospective income, which can reasonably be derived from ownership of the property. The gross income stream is projected on an annual basis, and from this expenses are deducted. The remaining net income is capitalized to arrive at an estimate of value Land similar to the subject is not typically rented and the Income Approach does not apply. 45 .r e e ESTIMATED VALUE OF THE REMAINING 96 ACRES Parcell, the 200 foot +/- strip (22 acres) ofland along the west, south and east side of Quarry Lake (please refer to the site sketch). The quarry lake - 74+/- acres. The zoning is 1-2 - Heavy Industrial. I talked with the Shakopee planning department about the likelihood that zoning could be changed and the response was, probably not. The lake itself has been leased by a water ski club. There is no money rent but apparently the lease protects the owners from any liability for injuries caused by accidents. I searched for sales of properties that would be similar and could not find any. On the - following pages are 7 sales of wetland properties that took place between 1990 and 2001. Sale 7 is similar in that it has a 100 +/- acre lake and 180 acres of land surrounding it but in a flood plain. The land portion of the subject is not in a flood plain but because ofit's shape has limited potential for industrial use. The subject is being considered for recreational use with the lake being stocked with fish. The lake is spring fed which provides cool water that should support trout and apparently the old quarry does not support plant life which is also appropriate for trout habitat. Since the shape of the land does not lend itself to industrial development and the zoning does not allow for other types of development, the proposed recreational use, to be operated by the Minnesota Department of Natural Resources or similar organization, is the highest and best use. The seven sales outlined earlier have some similarities and ranged in price from $3,015 to $5,556 per acre over a period from December 1990 through June 2001. All of those sales were either wetlands or in a flood plain. They are all relatively close to the subject physically. Because the subject land is not in a flood plain, it is more useable than the sales and would lend itself to, for example, a boat launch or people fishing along the shore line. In my opinion, the subject is superior to all of these sales for the reasons outlined above. I have appraised the adjoining industrial 8 acres at $1. 70 per square foot or $74,052 per acre. It is my opinion, because the size is much larger and the uses are limited, that Parcell and the lake have a value equal to 15% of the 8 acre appraised value of $74,052 per acre. 46 e e $74,052 x 15% = $11,108 per acre Parcel 1, 22 acres, the lake 74 acres = 96 acres total. 96 acres @ $11,108 per acre = $1,066,368 Round to: $1,066,400 COMBINED VALUE '- 8 acres industrial: $592,500 Parcel 1 and the Lake: $1,066.400 Total: $1,658,900 47 . e e . WETLAND SALE NO.1 .......... . -..... 4:.,3 City of ; Eagan ...{ i (,0 \~ r3 l tt,; - - i i ; , I , BUYER . Fort Snelling Park Association SELLER Myrtle Pahl LOCATION Eagan, MN LEGAL DESCRIPtiON Township 27 No R.23W Sec 18 Part of Government Lot 4 - Located In the SW 1/4 lying north and west of railroad RNJ and NE of Cedar Avenue, Dakota County SALE PRICE $150,000 SALE PRICE/ACRE $3,015 TERMS Cash Equivalent DATE OF SALE 12/90 UTI L1TI ES None TOPOGRAPHY Floodplain (FP) SOILS 100 year Floodway FEMA SIZE 49.75 Acres SHAPE I rreg ular STREET OR ROAD Minnesota River access only ZONING Floodplain INFORMATION SOURCE U.S. Government REMARK~ Floodplain Minnesota River. Wetland usually flooded In the Spring. At the time of purchase the land was Farmed during dry years. 48 e e . WETLAND SALE NO.2 SAVAGE tC<lr'\ncpin Count" , i i : I i ! , I i -. j I . i i , i I I I i BUYER U.S. Fish and Wildlife SELLER Ernest Hone LOCATION Scott County, Savage LEGAL DESCRIPTION Part of Government Lot 1 and all of Government Lot 2 See 21 Twp. 115N R.21W. SALE PRICE $212,000 SALE PRICE/ACRE $3,240 TERMS Cash - WD DATE OF SALE 6/91 UTILITIES None TOPOGRAPHY Level Floodplain SOILS Wetland SIZE 65.43 Acres SHAPE Irregular STREET OR ROAD This sale is just north of 101 ZONING Preservation Space (P-1) INFORMATION SOURCE U.S. Fish and Wildlife REMARKS Bloomington Ferry Bridge is approximately 1/2 mile up river. The property runs along the Minnesota River and is just north of highway 101 and east of Rice Lake. 49 ~ . e e WETLAND SALE NO.3 . ... -.. , I l=.r"-J -.... - ... - ~r .cr _ ..., B60fJ ( 1 0& - -.. - I ~ ",,", I Q:: ... 8600: :Ie . I I I ;c: 1; rH Sf E ~ c; ;: : ~~~, (It I \1\ N ~'J 'N I I ~I-' I I r" CIDUGtST :,: ~ 14'17..i I" J{;~ ~:; ;; :.m ,I':; ,. 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""'i"" ..' - - !!.\...,,.- ~. ,... .... ~ . .. .-....- BUYER U.S, Fish and Wildlife Service SELLER Carpenter Land LOCATION Bloomington, MN just south of Highway 77 Bridge LEGAL DESCRIPTION Lot 14 Auditors Subdivision 278, except Registered Land Survey #74 and Tract B, Registered Land Survey #47 SALE PRICE $210,000 SALE PRICE! ACRE $3,798 TERMS WD - Cash Equivalent DATE OF SALE 12/93 UTILITIES None TOPOGRAPHY Mostly Level SOILS Low lying SIZE 55.3 Acres SHAPE Irregular STREET OR ROAD ATV access by dedicated platted road ZONING R-1 (FH) Single Family Residential - Flood hazard INFORMATION SOURCE Buyer - U.S. Fish and Wildlife Service REMARKS Located on the north side of the Minnesota River In the floodplain. i 50 .' .' '.' ,'. ,.. ........,.... .-. .... e e . . WETLAND SALE NO.4 City of ; Eagan ; ; 1 ! i BUYER State of Minnesota, DNR SELLER Robert Kennealy LOCATION Northeast of Cedar Avenue and NW of railroad LEGAL DESCRIPTION Section 18 Twp. 27N, R35W, part of Government Lot #4, Located in the SW 1/4 lying north and west of the Railroad RfW and north and east of Cedar Avenue, Eagan, Minnesota SALE PRICE $132,600- SALE PRICE! ACRE $4,000 - TERMS WD - Cash Equivalent DATE OF SALE 8/94 UTI L1TI ES None TOPOGRAPHY Mostly Level SOILS Wetland SIZE 33.15 Acres SHAPE Irregular STREET OR ROAD AN access along old dedicated roadway ZONING Floodplain (FP) INFORMATION SOURCE Buyer - DNR REMARKS The DNR acquired the property for assemblage into Fort Snelling State Park. The area soils are wet and generally flooded in the Spring. At the time of purchase, the land had been farmed during dry years. 51 .... . .. ..... . " . e e . BUYER United States of America (U.S. Fish and Wildlife Service) SELLER Kelley/O'Neill Trust LOCATION NW side of Minnesota River. NE of Highway 77, Bloomington, Minnesota LEGAL DESCRIPTION Long legal SALE PRICE $3,300,000 + $46,131 Green Acres Tax = Total 3,346,131 SALE PRICEJ ACRE $4,320 TERMS Cash DATE OF SALE 3/98 UTILITIES None TOPOGRAPHY Level SOILS All in the floodplain of the Minnesota River SIZE 774.5 Acres SHAPE Irregular STREET OR ROAD Access by road from the north ZONING R-1 (FH) Single Family Residential - Flood hazard INFORMATION SOURCE Buyer - U.S. Fish and Wildlife Service REMARKS The site is all within the City of Bloomington. The FEMA designation is 100-year f1oodway. It is rated high as recreational property. This purchase was part of a larger 845 acre parcel. The Nature Conservancy purchased 70.5 acres for $300,000 at the same time or $4,255 per acre. The buyer, as part of the purchase, agreed to pay the Green Acres tax of $46,131. Typically, this tax is paid by the seller, but was negotiated to be paid by the buyer in this case. 52 -, ".' .... ./ e e . . WETLAND SALE NO.6 ~. i ~ ",r ~\ ..... --. i- ; ! ... I . . . . . . . . JAIrlfS W. W/LXIf i:; -. ..........."...... RfG'loNAL PARK l-j':/'t..r .0: ~.,1..,. 1< . ~ . I~~ . I ~ :A~I(OR . . I . 10500 , ..... i 10: fRONTAGE RO w I "!<>-"-' I 1 I ; .... L' ! ! -'. i"'1 j he ....1;;'- ! lcz: Q I 1: .. ~ rl' ! .: BUYER Harold Suanders SELLER Larry Fransen LOCATION Eden Prairie LEGAL DESCRIPTION Riversedge Addition Outlot A PID# 36-116-22-43-0005 SALE PRICE $150,000 SALE PRICE! ACRE $5,169 TERMS Cash DATE OF SALE 4/99 UTILITIES None TOPOGRAPHY Level SOILS Floodplain SIZE 29.02 Acres SHAPE Irregular STREET OR ROAD Access from the river only ZONING FEMA designation 100floodway INFORMATION SOURCE Eden Prairie Assessors Office, Colin Schmidt, who verified with the buyer. REMARKS The buyer was an adjoining landowner who purchased to protect his privacy. 53 < . e e WETLAND SALE NO.7 I j I ! I ,. -_.- I ! i BUYER United States af America SELLER Lana Develapment Carparation LOCATION Carver Caunty/SW Chaska - Site runs aut to. Highway 212 to the west, includes Chaska Lake LEGAL DESCRIPTION Lengthy - In Sectians 8, 16 & 17 Twp. 115 Rng. 23 PID#s 20-01-60-200 03-0080300 20-0502350 30-0082100 SALE PRICE $1,000,000 SALE PRICE! ACRE For total 280 Acres, $3,571 per acre. For the 180 acres not in the lake, $5,556 per acre. TERMS Cash DATE OF SALE June 19,2001 (Carver County) UTILITIES None TOPOGRAPHY Low lying SOILS Flaadplain or belaw SIZE 280 acres, of that 100 acres +/- in lake SHAPE Irregular STREET OR ROAD Highway 212 ZONING R-1 (FH) Single Family Residential - Flood hazard INFORMATION SOURCE U.S. Fish and Wildlife Service 54 , e e . . ADDENDUM . e e INSPECTION ARRANGEMENTS The owners did not feel that it was necessary to be present when the property was inspected and I inspected the property on April 2, 2004. 55 e e . 911.46 SEC.11.46. HEAVY INDUSTRY ZONE (1-2). Subd. 1. purpose. The purpose of the heavy industry zone is to provide an area for industrial uses in locations remote from residential uses and in which urban services and adequate transportation exist. Subd. 2. Permitted Uses. Within the heavy industry zone. no structure or land shall be used except for one (1) or more of the following uses: A. motor freight terminals; B. manufacturing. fabrication. processing, assembly and storage operations. except those involving a project that fits within one (1) of the Mandatory EIS Categories under Minnesota Rules 4410.4400; C. warehousing and wholesaling; D. commercial vehicle rental facilities; E. research laboratories. except those involving a project that fits within one (1) of the Mandatory EIS Categories under Minnesota Rules 4410.4400; ....... F. contractors' supply yards; .. . " G. retail sales.of heavy industrial. manufactl,lJin9.. or construction machinery or equipment;'u . .' . H. agriCUltural uses. but limited to Hie growing of field crops; I. utility services; J. utility service structures; ,.......:.. K. landscaping services and cohtractors; ~_.. . L. establishments supplying goods or services to industrial users; M. public buildings; N. adult establishments; or (Ord. 514. February 5.1998) O. single and mixed use developments which comply with Section 11.50. and have received approval from the City Council. (Ord. 563. November 25, 1999) Subd. 3. Conditional Uses. Within the heavy industry zone, no structure or land shall be used for the following uses except by conditional use permit: A. manufacturing, fabrication, processing, assembly. and storage operations, and research laboratories, that fit within one (1) of the Mandatory EIS Categories under Minnesota Rules 4410.4400; page revised in 2001 56 1242 ... -.' . fa e I . -, 911.46 .,. B. retaii sales ot products manufactured, fabricated, assembled, or stored on site; C. concrete or asphalt plants; D. airports and heliports; E. grain elevators; F. junkyards; G. residences for security personnel; H. vehicle repair, I. restaurants, class I or class II, contained within a principal structure and oriented toward serving employees or those working in the immediate area; J. recycling or composting facilities; K. exterior storage; L. structures over forty-five (45) feet in height; M., developments containing more than one (1) prinCipal structure per lot; - ..-. .~.- -N. _ offices occupying more than 35% of the principal structur~ and directly associated with a permitted use. (Ord. 488, July 10.1997); .. .. O. communication service towers as conditional uses, subject to the following conditions: .. 1. shall be a. monopole structure~. .. -. ... ~,.. 2. the location of the tower shall comply with the minimum setback requirements of the zone in which it is to be located. Towers located closer to a property line than a distance equal to the height of the tower shall be designed and engineered to collapse within the distance between the tower and the property line supporting documentation shall be provided to prove this by a professional engineer; 3. shall not exceed 175 feet in total height (including the extension of any antenna); 4. lights and/or ~ashing equipment shall not be permitted unless required by state or federal agencies; 5. shall be protected with corrosive resistant material: 6. sign age shall not be allowed on the tower other than danger or warning type signs; page revised In 200 1 57 1243 '. ,.rlrf e tit . . . 911.46 7. must provide proof from a professional engineer tilat the equipment is iiot able to be co-located on any existing or approved towers and prove that the planned tower will not interfere with existing communications for public safety purposes; 8. must be built to accommodate antennas being placed at varying heights on the tower; 9. existing vegetation on the site shall be preserved to the maximum extent possible; 10. shall be surrounded by a security fence six (6) feet in height with a lockable gate; 11. shall be located and have an exterior finish that minimizes visibility off-site to the greatest extent possible; 12. applicable provisions of the City Code, inclUding the provisions of the State Building Code therein adopted, shall be complied with; 13. equipment and buildings shall be screened from view by suitable .. " landscaping; except where a design of non-vegetative screening better reflects and compliments the architectural character of the surrounding neighborhood; . - .- - '." . 14. no tower shall be permitted. unless the equipment planned - for the .....;: proposed tower cannot be accommodated on an existing or approved tower or building within one-half (1/2) mile search radius of the proposed tower for any of the following reasons: . -,.. a. th~ necessary equipment would eXceed the structural capacity of .- .. the existing or approved tower or building and the existing or approved tower cannot be reinforced, modified, or replaced to accommodate planned or equivalent equipment at a reasonable cost, as certified by a qualified, licensed professional engineer; b. the necessary equipment would cause interference as to significantly impact the usability of other existing or planned equipment at the tower, structure or building and the interference cannot be prevented at a reasonable cost, as certified by a qualified, licensed structural engineer; c. existing or approved towers and buildings within the one-half (1/2) mile search radius cannot or will not accommodate the planned equipment at a height necessary to function reasonably, as certified by a qualified licensed professional engineer; d. the applicant, after a good faith effort. is unable to (ease space on an existing or approved tower or building; page revis~ in 2001 58 1244 "r . e e ; , 911.46 . 15. all obsolete or unused towers and accompanying accessory facilities shall be removed within twelve (12) months of the cessation of operations at the site unless a time extension is approved by the City. After the facilities are removed, the site shall be restored to its original or an improved state. The user of the tower and/or accompanying accessory facilities shall be responsible for the removal of facilities and the restoration of the site. 16. the applicant shall submit a plan illustrating anticipated sites for future location for communication towers and/or communication device{s )/apparatus; 17. when towers are to. be located in City parks, no towers should be located in designated conservation areas such as forest areas, marsh lands, wildlife. preserves, . nature center parks, picnic areas, near historical structures, scenic open space areas, and areas of intense recreational play for children (playfields, swimming pools, playground equipment); 18. wireless telecommunication towers and antennas will only be considered for City parks when the following conditions exist and if those areas are recommended by the Parks and Recreation Advisory Board and approved by the City Council: ...... . - . ...... ... . '. ..... " ., ~ - ." .. -.a.., .-:-- City .P?F~s,~~of sufficient. size and character that are adjacent to an ".-. . existing commercial or industrial use; .... b. . C()mmercial recreatioi\:'areas and major playfields used primarily - . by adults; .19. ._ alL revenue generated through the lease of a City park for wireless .telecommunication towers and antennas should be transferred to the Park Reserve Fund; or COrd. 479,:~arch 13, 1997) P. other uses similar to those permitted by the subdivision, upon a determination by the Board of Adjustment and App~ats, may be allowed upon the issuance of a Conditional Use Permit. COrd. 488, June 17,1997; Ord. 528, October 29, 1998) Subd. 4. Permitted Accessory Uses. Within the heavy industry zone the following uses shall be permitted accessory uses: A. parking and loading spaces; B.. temporary construction buildings; C. decorative landscape features; D. offices occupying up to 35% of the principal structure and directly associated with a permitted use; COrd. 488, July 10, 1997) E. communication service apparatus/devices{s) as permitted accessory uses, subject to the following conditions: 1. shall be co-located on an existing tower or an existing structure; page revised in 2001 1245 59 I e e . r 91 1.46 2. must not exceed 175 feet in total height (including the extension of any communication service device(s) apparatus}; 3. lights and/or flashing equipment shall not be permitted unless required by state or federal agencies; 4. signage shall not be allowed on the communication service device{ s }/apparatus other than danger or warning type signs; 5. must provide proof from a professional engineer that the equipment will not interfere with existing communications for public safety purposes; 6. shall be located and have an exterior finish that minimizes visibility off-site to the maximum extent possible; 7. applicable provisions of the City Code, including the provisions of the State Building Code therein adopted, shall be complied with; 8. aU obsolete or unused towers and accompanying accessory facilities shall be removed within twelve {12} months of the cessation of operations at the site unless a time extension is approved by the City. After the. facilities are removed, the site shall be . restored to its original or an approved state. '. ._ . .:The ,user of the. .tower and/or accompanying accessory faciliti!:ts.. shall be . responsible for the removal of facilities and restoration of the site; - .... . .,' 9. : the applicanf shall submit a plan illustrating all anticipated future location sites for communication towers and/or communication devices( s )/apparatus; . ". ....."... 10. wireless ~elecommunication towers and antennas will only be considered . for.:..City p~.rks when the following conditions exist and if those areas are recommended by the Parks and Recreation Advisory Board and approved . by the City" Council: a. City parks of sufficient size and character that are adjacent to an existing commercial or industrial use; b. commercial recreation areas and major playfields used primarily by adults; 11. all revenue generated through the lease of a City park for wireless telecommunication towers and antennas should be transferred to the Park Reserve Fund; or (Ord. 479, March 13, 1997) F. silos; (Ord. 549. June 3, 1999) G. other accessory uses customarily appurtenant to a permitted use, as determined by the Zoning Administrator. page revised In 2001 60 1246 . e e . \ , . 911.47 Subd. 5. Desion Standards. Within the heavy industry zone, no land shall be used, and no structure shall be constructed or used, except in conformance with the following minimum requirements: A. Density: minimum lot area: 1 acre B. Maximum impervious surface percentage: 85% C. Lot specifications: minimum lot width: 100 feet minimum front yard setback: 30 feet minimum side yard setback: 15 feet minimum rear yard setback: 30 feet minimum side or rear yard setback from residential zones: 100 feet minimum side or rear yard setback from railroad right-of-way: 0 feet D. Maximum height: Forty-five (45) feet without a conditional use permit. (Ord. 31, October 25, '\979; Ord. 59, May '\4, 1981; Ord. 96, November 11, 1982; Ord. 138, November"24;,4983; Ord;'158, Januar-y-31..1.985; Ord 203, July 10, 19&Q; Ord. 246, June"t7',':'1988;,.Ord:;'-264,. May 26; 1989; Ord. 279, December 1, .1.98~; Ord. " . 334, May 21';':1992; Ord. 377, July 7, '\994; Ord. 429, November 2, 1995~ ~ 11.47. BUSINESS PARK ZONE (BP). (Ord.547,Juo'e10, 1999) SUb~>-' pUrPose. '~h~' purpose of the Business Park zone is to provide are,as f e developmem--of o(!ice, , business, and light ,industrial uses meeting high standards of, sign and construction an aving'-cr6s"~,.::prbximity: .to'''major'ltanspartation corridors andlo er :industrial zones. (Ord. 547. e '\0..1999) --' Subd. 2. Permitted Use . Within the Business Park zone, no s ture or land shall be used except for one (1) or more of tIi following uses: (Ord. 547, June , 1999) A. offices and office buH .~ B. research laboratories conduc tirely within an enclosed building; except those involving a project that fits . in e (1) of the Mandatory EIS Categories under Minnesota Rules 4410.4 C. manufactUrin9,.?e lcation, processing, a . . assembly operations conducted entirely within enclosed building, except thos 'nvolving a project that fits within one (1) oft Mandatory EIS Categories under Min ota Rules4410.4400; D. war ousing and wholesaling operations conducted en Iy within an enclosed b ding, except those involving a project that fits within one EIS Categories under Minnesota Rules 4410.4400; office-warehouse and office-showroom facilities; F. medical or dental clinics; pa.e re'{;sed in 2001 61 1247 .... .. e e . 311.52 3. changes in dweHing units, which do not result in the number of housing units changing by more than 10%. SEC. 11.51. Reserved. SEC. 11.52. MINING OVERLAY ZONE (MIN). Subd. 1. Purpose. The purpose of the mining overlay zone is to provide an area for mining the City's sand and gravel deposits while recognizing and providing for the long-term use of the land. The mining overlay zone allows for the use of naturally occurring resources but requires that care be taken to leave the land ready for immediate or eventual reuse consistent with the City's comprehensive plan. Subd. 2. Areas Covered. This section applies only within the heavy industry (1-2) zone, and to land in other zones which is within an existing mine or adjacent to and surrounded on at least three (3) sides by an existing mine. Subd. 3. Permitted Uses. Within the mining overlay zone, no structure or land shall be used except for one (1) or more of the uses permitted in the underlying zone, Subd. 4. Conditional Uses. Within the mining overlay zone, no structure or land shall be used for the following uses, except by conditional use permit A. any use allowed by conditional use permit in the underlying zone; or B. mining. ?ubd. 5. Permitted Accessory Uses. Within the mining overlay zone, the following uses shall be permitted accessory uses: A. any accessory use allowed in the underlying zone; or B. any use accessory to mining, as determined by the Zoning Administrator. Subd. 6. Desiqn Standards. A. Density: as specified in the underlying zone. minimum lot area: Twenty (20) acres B. Site specifications: Minimum setback from any residential zone: 100 feet. Minimul11 setback from any residential or business structure which was in existence prior to commencement of mining, unless the written consent of all owners and residents or occupants of said structures is obtained: 500 feet. Minimum setback from any business or industry zone: Thirty (30) feet to the boundary of any business or industry zone. page re.,ised In 2002 1269 62 . .. e e s 11.52 Minimum setback from the right-of-way" of any existing or platted street: Thirty (30) feet, except that excavation may be conducted within the: thirty (30) feet in order to reduce the elevation to confonn to the street. (Ord. 377, July 7, 1994) SEC. 11.53. Reserved. (The next page is 1275.) page revised in 2002 1270 63 . - .. . " ".. '-- e e . [ ,Format Page forPrinting ] ~ Get. The MN Department of Employment and Economic.Development Community Profile for ~.l~l -Trade&- Shakopee, Minnesota ~~ www.deed.state.mn.us Show Map Overview Shaleopee is one of Minnesota's historic cities located on the banks of the Minnesota River. With the completion of the Bloomington Feny Bridge and new highway connections, it has become a convenient location for business and industry. Shalcopee has a large supply of industrial land available for development, good transportation access, and a pro-business environment, The City is also a major regional entertainment center. Location County: Scott Region: West Twin Cities Metro Distance from Minneapolis: 23 Distance from nearest MSA *: 0 Miles from Minneapolis-St. Paul MSA US Congressional District: 2 MNLegislative District(s): 35A.. Web site: www.ci.shakopee.mn.us Last Updated: 9/6/2002 Population Area 2002 Estimate 2000 Census 1990 Census Community: 23,900 20,568 11,739 County: 99,488 89,498 57,846 Nearest MSA: 3,062,944 2,968,806 2,538,776 Minnesota: 5,033,661 4,919,479 4,375,099 Source: u.s. Census, State Demographer * Metropolitan Statistical Area __., ."__n _..___ ________.~_._R_.._..________________.___ Major Employers Employer HA1CS Products/Services Employee Count ADe T 1 u' f I 4236 Electrical & Electronic Goods Merchant 1 400 e ecomm mca Ions. DC. Wholesalers ' Valleyfair Amusement Park 7131 Amusement Parks & Arcades 1,200 S t T h I 3341 Computer & Peripheral Equipment 1 100 . eaga e ec no o~ M uf tunn' , an ac g Scott, County of 9211 ESxecUUrt've, Legislative, & Other Gen. Govt. 495 uppo K Mart Distribution Ctr 4521 Department Stores 424 Shale V 11 P..: 5111 Newspaper, Periodical, Book, & Directory 415 opee a ey nnung Publishers 64 ,4' e e Shakopee School District #720 6111 Elementary & Secondary Schools 390 . St Francis Regional Medical Ctr 6221 General Medical & Surgical Hospitals 363 Certain Teed Corp 3241 Petroleum & Coal Products Manufacturing 300 Anchor Glass Container Corp 3272 Glass & Glass Product Manufacturing 285 Toro Co 4238 Machinery, Equipment, & Supplies 275 Merchant Wholesalers Northstar Auto Auction 4533 Used Merchandise Stores 220 Conklin Co 4239 Miscellaneous Durable Goods Merchant 108 Wholesalers Fremont Industries !nc 3256 Soap, Cleaning Compound & Toilet Prep. 106 Mfg. Chemrex 3252 Resin, Synth. Rubber & Art. Synth. Fibers 100 & Fil. Mfg. View All Employers Workforce Scott County Metro Council (11) Econ Dev Region Total Employment 56,547 1,574,757 Available Workforce 58,927 1,642,040 Unemployment Rate 4.0% 4.1% Source: DEED - Labor Market Information: LAUSAnnua/ Average 2002 Employment By Industry Scott County Metro Council (1 J) Econ Dev Region Natural Resources and Mining 186 3,271 Construction 3,873 72,618 Manufacturing 4,985 193,798 Trade, Transportation and Utilities 6,316 309,746 Information 277 48,228 Financial Activities 877 130,239 Professional and Business Services 3,033 238,199 Education and Health Services 2,644 182,868 Leisure and Hospitality 4,834 136,565 Other Services 1,368 56,406 Government 8,618 193,729 N/A - No Data Available Source: DEED - Labor Market Information: CEW Annual Data 2002 Occupations and Wages in Seven County Mpls-St Paul, MN Job Title Wage/Hr Job Title Wage/Hr Architecture and Engineering Occupations $26.93 Healthcare Support Occupations $12.52 Arts, Design, Entertainment, Sports, and Media Occupations $19.88 Installation, Maintenance, and Repair Occupations $19.40 Building and Grounds Cleaning and Maintenance Occupations $10,51 Legal Occupations $31.21 Business and Financial Operations Occupations $24.85 Life, Physical, and Social Science Occupations $25.39 Community and Social Services Occupations $16.33 Management Occupations $41.52 65 e e . Computer and Mathematical Occupations $30.17 Office and Administrative Support Occupations $14.43 Construction and Extraction Occupations $24.30 Personal Care and Service Occupations $9.86 . Education, Training, and Library Occupations $18".57 Production Occupations $14.97 Farming, Fishing, and Forestry Occupations $10.49 Protective Service Occupations $13.:l6 Food Preparation and Serving Related Occupations $8.16 Sales and Related Occupations $12.84 Healthcare Practitioners and Technical Occupations $24.67 Transportation and Material Moving Occupations $13.83 View All Occupations and Wages Source: DEED . Labor Market Information: OES Fourth Quarter, 2003 Utilities Utility Type Utility Name Utility Phone Contact Contact Phone Electricity Shakopee Public Utilities Commission ' (952) 445-1988 Joe Adams (952) 445-1988 Natural Gas Reliant Energy /Minnegasco (800) 269-1114 xxx (612) 372-4727 Wastewater Metropolitan Council Environmental Svc (612) 222-8423 Jeff Syme (612) 229-2109 Water Shakopee Public Utilities Commission (952) 445-1988 Joe Adams (952) 445-1988 Water Information Wastewater Information Water Source: Wells Treatment Type: Community Drain Field Storage Capacity: 3,750,000 gal. Capacity of Plant: 38,000,000 gal./day Pumping Capacity: 6,487 gal./minute Average Demand: 23,000,000 gal./day Average Demand: 2,400,000 gal./day Peak Demand: 60,000,000 gal./day Peak Demand: 6,000,000 gal./day Usage Charge: Base chg. $7/mo.; $1.74/1,000 gal. Total Water Hardness: 240 ppm Industrial Water Rate: No base chg.; $,84/1,000 gal. > 100,000 gal. ------..- ~~------~ Communications Telephone Information Local Telephone Company: Qwest Communications Telephone Number: (800) 603-6000 Contact: Karen Jothen Telephone Number: (612) 663-5675 Digital Central Switch: Yes Equal Access Market: Yes Extended Area Service: Yes Custom Calling Feautures: Yes Customized Local Area Services: Yes Current Technologies: ISDN Internet Service Local Public Internet Access Site: No Multiple Internet Service Providers: No Speed of Service: DTED Certification as E-Commerce Ready: No Newspapers Information 66 ---- . e e Newspaper Name Telephone Frequency Minneapolis Star Tribune (612) 673-4000 Daily Shakopee Valley News (952) 445-3333 Weekly St Paul Pioneer Press (612) 222-5011 Daily Additional Telecommunication Providers Telecommunication Type Provider Name Phone Commercial Transportation & Shipping Highway Information Interstate Miles From Community Load Limit in Tons Seasonal Limit In Tons 1-35W 9 10 Four Lane Miles From Community Load Limit in Tons Seasonal Limit In Tons MN-101 Within 10 US-169 Within 10 Other Miles From Community Load Limit in Tons Seasonal Limit In Tons CO-18 0 9 9 CO-42 0 7 9 CO-69 0 9 9 CO-83 0 9 9 Truck Information Truck Lines: 334 Truck Terminals: 5 Navigable Water Information Water Name Depth Minnesota River 9 Feet Rail Information Inter-Modal Facility: No Inter-Modal Facility Distance: 25 miles Rail Line Frequency Reciprocal Switching Distance to Main Line Passenger Service Union Pacific Daily Yes 0 No Air Service Information International Local Regional Name Mpls.lSt. Paul IntI. Airport Flying Cloud Airport Location Bloomington Eden Prairie Miles to 17 10 Longest Runway Length 10,000 Feet 3,909 Feet Surface Type Paved Paved Lighted Yes Yes Customs Yes No Service Type Charter, Commercial, Freight, Jet Charter, Commercial, Freight, Jet 67 e e " Navigational Aids BEACON, DME, ILS, VORIDME BEACON, DME, n...S, VORJDME ," Weather Info Systems A WOSA/MNWAS, SA WRS A WOSAfMNW AS, PUBLICTV Major Airlines American, Continental, Delta, Northwest, TW A, United Airlines, US Air Daily Flights To MSP-Minneapolis-St. Paul IntI.: Additional Commercial Transportation Providers Transportation Type Provider Name Phone Housing & Commercial Activity Housing Information Single Family Units: Percentage Owner Occupied: Multiple Family Units: Median Sales Price: - -- Mobile Homes: 33 Median Assessed Value: - -- Number of Units Built Since Last Census: 1,361 Median Rent: Number of Residential Building Permits for 2000: 1,382 Vacancy Rent: Value of Residential Building Permits for 2000: $119,920,565 Source: Commercial Activity Information Number of Commercial Building Permits for 2000: 91 Value of Commercial Building Permits for 2000: $67,813,960 Number of Public Building Permits for: Value of Public Building Permits for: Retail Sales Information Year Community Sales County Sales 1996 $191,297,911 $417,467,913 1995 $178,732,644 $349,745,330 1994 $161,483,858 $317,863,084 Source: MN Dept. of Revenue - Business & Community Services Financial Institutions Information Name Phone Total Assets Capital as % of Assets Wells Fargo Bank (612) 316-3611 $39,153,170,000 - - - TCFBank (952) 403-1730 $11,643,492,000 - - - Marquette Bank (952) 445-6300 $2,377 ,858,000 - - - View All Financial Institutions Lodging & Meeting Facilities Information 68 e e Facility Number of Facilities Facility Size Teleconferencing Teleconferencing Available Available Available to Public Hotel 7 529 rooms No No Motel 1 41 rooms No No Conference Center 0 No No Additional Lodging & Meeting Facilities Facility Type Facility Name Phone Local Medical Facilities Information Facility Type Nbr of Facilities Total Nbr of Beds Telemedicine Available Clinic 10 No Dentist 19 No Doctor 100 No Hospital 1 80 No Nursing Home 2 200 No Name of Nearest Hospital (if none in community): Miles to Nearest Hospital: Additional Local Medical Facilities Facility Type Facility Name Phone Telemedicine Available Local Transit Information Service Available Service Available Inter-Community Bus Yes Taxi/Cab Yes Intra-Community Bus Yes Disabled Transportation Yes Local Transit Providers Transit Type Name Phone Disabled Transportation Scott County Disabled Transportation Shakopee Area Transit Inter-City Bus Shakopee Area Transit Inter-City Bus Southwest Metro Transit Intra-City Bus Dia1-A-Ride Intra-City Bus Shakopee Area Transit Taxi/Cab Airport & Jet Taxi Taxi/Cab Aspen Travel Services Taxi/Cab Suburban Taxi Taxi/Cab Suburban Yellow Taxi Library Information Name Phone Internet Access Metropolitan Regional Library No Shakopee Public Library Yes 69 .. . ..... e e Worship Information Worship Type Worship Name Phone Membership . Recreation Information Facilities Valley Fair, Murphy's Landing, Canterbury Park, Raceway Park, Shakopee Community Recreation Center, outdoor swimming pool and water slide, 19 city parks, Minnesota River Valley State Trail, and Minnesota Valley National Wildlife Refuge. Festival/Arts Renaissance Festival, Derby Days Service Organizations 26 major service organizations are active within Shakopee Education Post-Secondary Information Nearest Technical College & Specialty Location Miles To 10 Nearest Community College & Specialty Location Miles To Normandale Community College Bloomington 15 Career Programs: Associate of Science Degrees Business: Marketing and Management Criminal Justice Dental Hygeine Law Enforcement Nursing (two-year) Nursing RN (accelerated) Associate of Applied Science Degrees: Accounting Technology Business: Marketing and Management Computer Technology Computersl Information Management Dietetic Technology Hospitality Management Mechanical Engineering Technology Mechanical Engineering Technology: Semiconductor Manufacturing Emphasis Radiologic Technology Vocational Certificates: Law Enforcement Management Enrichment General Education: Associate in Arts Degree Nearest Public College/University & Specialty Location Miles To University of Minnesota Minneapolis and Saint Paul 28 Nearest Private College/University & Specialty Location Miles To University of S1. Thomas St. Paul and Minneapolis 28 The University of St. Thomas is a comprehensive, co-educational, Catholic university. It seeks to develop morally responsible individuals who combine career competency with cultural awareness and intellectual curiosity. In its undergraduate program, the university is committed to the development of the student through a liberal arts education within the living Catholic tradition and through a high degree of personal attention in a spiritually and intellectually stimulating campus environment. Graduate programs emphasize the integration of theory with practice, enhance the professional competence and ethical judgment of their students, and foster personal growth and an appreciation of lifelong learning. Telecommunications Use Available at Area Post-Secondary Institutions: Yes Local K-12 Information &hool Type Nbr of &hools Enrollment Grades PupillI'eacher Ratio Elementary 3 2,300 K-6 24:1 Middle School Junior High I 890 7-9 27:1 Senior High 1 725 10-12 27.1 70 " e e ^ PrivatelParochial 1 710 K-8 15:1 School Di.sirict: Telecommunications Use Available at Local K-12: Yes High School Graduates Attending Post-Secondary: 80% State Wide Average: 65% Education Institutions Education Type Name Phone Government Structure Information Organization: Mayor\Council Budget: $10,600,000 Community Bond Rating: Moody's - - A2 Comprehensive Land Use Plan: Yes Locally Controlled Loan Program: No Recycling: Yes Fire Insurance Rating: 5 Industrial Plans Approved By: City Building Official, City Council, Economic Development Authority, Planning Commision Public Protection Services &rvice Type Regular Part-Time Volunteer Seasonal Fire - - - - - - 50 - - - Police 25 - - - - -- 1 Sheriff 99 3 21 12 EMT - - - - - - - - - - - - - Property Taxes - Payable 2004 Property Tax Information Assessed Market Value Information State Tax Rate 54.45% Commercial $517,557,767 Municipal Tax Rate 33.94% Residential $1,355,254,853 County Tax Rate 38.55% Other $74,247,055 School Tax Rate 24.07% Misc. Tax Rate 5.72% Total Tax Rate 156.73% Total $1,947,059,675 Minnesota commercial real estate taxes are based upon market value of taxable property as set by the local assessor. To compute the tax for the year 2004, first compute the tax capacity by multiplying all properly value up to $150,000 times .015, plus any value over $150.000 times ,02. Tax capacity times the tax rate equals taxes owed. In some localities where voters have approved referendums, an additional referendum tax must be added, calculated by multiplying the referendum tax rate times the total market value of the commercial property. Net tax capacity on a $200,000 business property: ($150,000 * .015) + ($50,000 * .02) = $2,250 + $1,000 = $3,250 Source: League of Minnesota Cities based on Minnesota Department of Revenue tax abstracts. Commercial Buildings and Land Sites I 1 71 - ' e e , Building Name Type of Building Contact Name ~ Address Total Bldg Sqft Organization Photo City, State Zip Code Total Available' Phone Number 1000 Valley Park Drive Industrial Gerry Norton ~ 1000 Valley Park Drive 316,000 Binswanger, CBB Shakopee, MN 55379 316,000 (952) 831-1993 1087 Park Place Building Industrial Raymond J. Reese ~ 1087 Park Place 120,000 Colliers Turley Martin Tucker Shakopee, MN 55379 32,000 (612) 347-9329 6021 Broadband Blvd Industrial Raymond J. Reese ~ 6021 Broadband Blvd 490,000 Colliers Turley Martin Tucker Shakopee, MN 55379 490,000 (612) 347-9329 Continental Distribution Center Industrial Bill Ritter ~ 4701 Valley Industrial Blvd. 201,600 Welsh Companies Shakopee, MN 55379 201,600 (952) 897-7743 Emolast Plastics Industrial Bill Ritter . ~ 4571 Valley Industrial Blvd S 85,740 Welsh Companies Shakopee, MN 55379 85,740 (952) 897-7743 Emplast Plastics Industrial Bill Ritter D 4571 Valley Industrial Blvd.S. 85,740 Welsh Companies Shakopee, MN 55379 85,740 (952) 897-7743 Haas W oodworks Industrial Bill Ritter ~ 491 Citation Dr. 14,144 Welsh Companies Shakopee; MN 55379 14,144 (952) 897-7743 Maras Building Industrial Scott Frederiksen ~ 1500 Maras Avenue 42,000 Welsh Companies Shakopee, MN 55379 4,488 (952) 897-7737 MN Valley Distribution Center Industrial Bill Ritter ~ 565511thAveE. ' 162,000 Welsh Companies Shakopee, MN 55379 162,000 (952) 897-7743 Park 2000 - Phase III Iridustrial Michael Stephens D 12th Avenue East 133,000 First Industrial Realty Trust, Inc. Shakopee, ,MN 55379 133,000 (952) 943~2700 Rep Alliance Industrial Brian Netz ~ 5240 12th Ave E 18,304 Welsh Companies Shakopee, MN 55379 3,020 (952) 897-7736 River City Centre I Office I Nancy Murdakes D 115 East First Avenue 25,373 Shakopee, MN 55379 0 Suntide Commercial Realty, Inc. (651) 603~32l Valley Industrial Center III Industrial Michael Stephens ~ 5260 Valley Industrial Blvd. 80,000 Wirst Industrial Realty Trust, Inc. Shakopee, MN 55379 62,892 (612) 943-2700 Valley Oaks Distribution Center Industrial Bill Ritter ~ 5301-5371 12th Ave E 183,110 Welsh Companies Shakopee, MN 55379 124,446 (952) 897-7743 Land Site Space Available Contact Name I & I Address Build To Suit Organization Photo City, State Zip Code Zonin!! Phone Number Intersection of Highways 101 and 169 3.2 Acres Doug Walker D 8472 Highway 101 Yes Shakopee, MN 55337 Highway Business (952) 882-1867 72 ! e e IBconomic Development Services Economic Development Authority: Yes Incentives Housing Redevelopment Authority: Yes The City of Shakopee offers economic development fmancing including Tax County Development Corporation: No Increment Financing, Tax Abatement, and IDRB fmancing to lJ.uatified Chamber of Commerce: Yes developemt prospects. The City also assists prospects in securing state (Minnesota Port Authority: No Investment Fund) and SBA loan fmancing. Contact Information Paul Snook Jon Albinson Economic Development Coordinator City of Shakopee Valley Green Business Park 129 Holmes St So 5240 Valley Industrial Blvd S Shakopee, MN 55379 Shakopee, MN 55379 , (952) 496-%61 (952) 445-9286 Economic Development Organizations Type Name Phone Fax Disaster & Emergency Services Name Phone Number(s) Public Safety emergency resources 1-800-422-0798 or metro 651-649-5451 Federal Emergency Management Agency Region VFEMA 312-408-5500 Small Business Administration Disaster Disaster Area Offices 404-347-3771 Resources Inquiries regarding this community's data go to Paul Snook Print This PaQe - Contact Us Copyright@ 1999-2004 Minnesota Department of Emplovment and Economic Development All rights reselVed. Information in this system is deemed reliable, but is not guaranteed. Read Full Disclaimer 73 -= __ NATIONAL flOOD INSURANCE PROGRAM FLOOD INSURANCE RATE MAP CITY OF SHAKOPEE, MINNESOTA SCOTT COUNTY e COMMUNITY.PANEl NUMBER ,.' 270434 0002 C " ZON E C -f:>> (SEE MAP INDEX FOR PAGES NOT PRINTED) - EFFECTIVE ' SEPTEMBER 29,1978 U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT -- FEDERAL INSURANCE ADMINISTRA,ION -- .. -' J ~ ~.: - -. - I KEY TO MAP SOD.Year Flood Boundary 1 DO-Year Flood Boundary Zone Desillnations* With Date of Identification e.g., 12/2/74 1 06-Year Flood Boundary SOD-Year Flood Boundary Base Flood Elevation Line - 513 With Elevation In Feet** Base Flood Elevation in Feet (EL 987) Where Uniform Within Zone** Elevation Reference Mark RM7X River Mile . M 1.5 **Referenced to the National Geodetic Vertical Datum of 1929 *EXPLANATION OF ZONE DESIGNATIONS ZONE EXPLANA TION A Areas of 'I DO-year flood; base flood elevations and flood hazard factors not determined, AO Areas of 1 DO-year shallow flooding where depths are between one (1) and three (3) feet; average depths of inundation are shown, but no flood hazard factors are determined. AH Areas of 100-year shallow flooding where depths are between one (1) and three (3) feet; base flood elevations are shown, but no flood hazard factors are determ ined. Al-A30 Areas of 100-year flood; base flood elevations and flood hazard factors determined. A99 Areas of 1 DO-year flood to be protected by flood protection system under construction; base flood elevations and flood hazard factors not determined. B Areas between limits of the 100-year flood and 500, year flood; or certain areas su bject to 1 OO-year flood- ing with average depths less than one (1) foot or where the contributing drainage area is less than one square mile; or areas protected by levees from the base flood. (Medium shading) C Areas of minimal flooding. (No shading) D Areas of undetermined, but possible, flood hazards, V Areas of 100-year coastal flood with velocity (wave action); base flood elevations and flood hazard factors not determ ined. Vl-V30 Areas of lOO-year coastal flood with velocity (wave action); base flood elevations and flood hazard factors determined. NOTES TO USER Certain areas not in the special flood hazard areas (zones A and V) may be protected by flood control structures. This map is for flood insurance purposes only; it does not neces. sarily show all areas subject to flooding in the community or all planimetric features outside special flood hazard areas. For adjoining map panels, see separately printed Index To Map Panels. 75 1~)jTIAL 1[)Fi\jT!riCATION JUNE 7,1974 .",- ..' . . ... . .- M&INZIEMETRO APPRAI& , 1284 East County Road E Vadnais Heights, MN 55110 r JOHN Z. DAHL APPRAISER QUALIFICATIONS Experience 1985 to Present Real Estate Appraiser working in the areas of commercial, industrial, governmental and residential real estate. Experience with "before and after" appraisals to determine damages in partial takings. Tax abatement work. Benefit appraisals for assessment purposes. January 1956 to September :1985 Commercial Banker, located in Minnesota and Montana. Twenty-five of those years with what is now Wells Fargo. The last ten years as Senior Vice President. During the entire time there was exposure to appraisals. Education :1949 Completed K-:12 Duluth, MN Public Schools :1949 - :195:1 University of Minnesota - Duluth :195:1- :1953 University of Minnesota - Minneapolis - B.A. Degree :1957 - :1985 American Institute of Banking - 9 Continuing Education Courses :1966 - :1968 Graduate, Stonier Graduate School of Banking Rutgers University, New Brunswick, NJ 1987 Completed course work, testing and received State of Minnesota Real Estate Sales License. Completed Lincoln Graduate Center course work and testing, qualifying for designation asa Master Senior Appraiser, MSA by the National Association of Master Appraisers. 1991 Completed the course work and testing to qualify as Certified General Real Property Appraiser by the State of Minnesota-License #400:1:146. 76 ... e e " TESTIMONY & COMMISSIONER EXPERIENCE Have qualified and testified as an expert witness on several occasions at commissioners hearings in Anoka and Washington Counties and at court hearings in Washington County. Have been appointed by the Washington County Court System serving as a Court Appointed Commissioner for hearings with regard to property valuation disputes. PROFESSIONAL ORGANIZATION MEMBERSHIPS Minnesota Governmental Appraisers 1.992-1993 MGA President 1.990-1992 Treasurer ,"-"Ium'!l!!:r;;' ......... . "':' ,.... . . '. . ..." .. ~~~;;:l!1).State of Minnesota .. OeP9rtmehtof Commerce Licensing Division , '~l .~ .... . .' \~ 'J, DepartmenlO(GQhimerce" , ' T~I~phone; (651) 2~6-6~19 l :..- 'l..~'.;:?:~ : 85- 7th .Plafa.' E.ast} Sulte6QO' .., ; E~mtlil ,aqdre.ss:' Iicensing,conirrierce@state.mn.us ; ; . \;~1t'~~7.fI St.paulj MN. 561bf-3165.' ..... . Website address:' eommerce.state.mn.us . :~~!(~J~\~~~{r~~ . .' ~. :.' .,' "~:;.;.;;:" . ....;::.; ........: ..::::;::.:::",. . Legal N~IIt=~tt~Qf,a~\~al ,p:rQpertl'Il_~i~Pbb!c~le,' ; Address:. ';.::.::.: '.. ::1'3199' N':BOUtwE'fili.HQ..:,'::""::/': . . "\':.':'''STILL~iI~~~:::~N 5:~68:iil;;:~::::::::;:\/}l:::::.):ii:;r . A person Iicensed.in this category can perform appraisals for federally-related License Identi~cation Number: . AP. 4001146 transactions. License Expiration Date: 8/31/2005 . A Rerson licensed in this category may appraise all types of real property. Continu.ing EduCation: .30 credits due by !ic~nse.expiration dale. . . ' . H . . .' _._.~".._. 77 , / " ... I Attachment D I Caoitallmorovement Proaram Proiect Summary Costs - I I New additions to CIP 2004 Updated (*Carrv-over oroiects from 2003) Project Park Building General Donations/ Notes Reserve Fund Fund Other Completion of Pheasant Run Park* $3,000 . Completion of landscapina and final work. I Completion of Southbridqe Park* $2,000 . Completion of landscapina and final work. Completion of Huber Park Improvements Fill* $10,000 . 8ompletion of fill process. Relocation of the Minnesota River Boat $140,000 · Work planned for fall. Landinq* (DNR Grant) c:::-J l Completion of Soccer Complex Phase 1 * $110,000 ,. ~ Completion of turf restoration, wear course, and final work. Soccer Complex Phase 2 $385,000 $15.~00~ ~~onstruction of building and accessibility '.... . Shelter, restroom and storage building, (Socce~ modifications. Trail installation, siqnaqe, soccer aoals. Associatio~)~ ""- Huber Park Development $610,000 \\$50,.000.. .., Proposed project timeline: 2004-2005+. . -t,. ....., . Riverbank cleanup and stabilization (Riverbank,Grant) . Possible grant funding. desian and construction. " \"- Prairie Village Neighborhood Park $200,000 < ~~y . Park requested by residents of Prairie Village in . Acquisition of two acres of parkland. '\. 2002. Skate Park Equipment $25,000 < ~ ~, . League of Minnesota Cities is now permitting 4' . Additional equipment on existinq pad. ~ ramps in the Tier 1 cateaory. Community Center Camet Replacement $70~000... '> . Currentlv funded from 2003 budaet. O'Dowd Lake Park $10,000 ~' ) . Temporary improvements were made in 2003. . Desiqn of O'Dowd Park improvements, ^ [Gina Acquisition* $2,000; 000 ~ . Amount was inClu€led"in the 2Q03 CIP ($1,000,000), bblt not in 2004, Church Addition Park ~ '~ $215,000 . Fun<:Ied by credit for f2)ark aedication fees and 41 ... i constructed by developer. Whisperina Oaks Park .I .& ~t" $100,000 . Funded and C0nstructeEl l'Dy developer. ., Quarry tv:; $.~QQ,{&o L.."..... ... ..~._!:LQP.QSe.~ .QQOgSll;ltJ<.!!Lp€Slyisition of sit~~, _, _.. . Short Trail Connections $20~000... V . Provides for trail connections in new . Proposed project timeline: annual E)L developments or where need has been identified. allocation - Small Improvement Projects )) ~OO- . Provides funding for small improvement projects . Proposed project timeline: annual / where need has been identified. allocation I Total ,~ ~$3,645,000 $70,000 $520,000 I ~ ----------- -- .._-------~~ _.~ .--- - ---- -- '-- -~--- .--------'- I 2005 Project Park Building General Donations/ Notes Reserve Fund Fund Other Huber Park Development $779,000 $50,000 . Donation from Rotary for performance area. . Grading, performance area, landscaping, (donation) . Roadway improvements would be assessed to trail connections, parkinq. property owners. Tahpah Park Improvements $388,000 . Project would be tied to another public . Reconstruct existing parking lot, replace (levy) ir:i\provement project and bonded. play equipment, construct youth baseball $140,000 · Ball field funded by Youth Baseball Association. field. (donation) c-.j\ Greenfield Neighborhood West Park $346,500 ,. " Provides first park in the nearly built-out '4lt . Development of four-acre site. Greenfield development. Prairie Village Neighborhood Park $165,000 ~ '.-Park requested by residents of Prairie Village. Park development of two-acre site. -./ . Dean Lake Trail System $192,500 ~ $ Provides trail connection between South bridge and Dean Lakes development. Providence/Westchester Neighborhood Park $660,000 ~ \'( -- . Provides park for both Providence Point and . Park desiqn/development of 11-acre site. Westchester developments. Community Playground < ~$150,000 . Built and funded by volunteers. . Construction of community playqround. ~, ~id~nation) . Huber Park is a possible site. South bridge Area Park Development $100,000 ~~ ," · Park development (TBD). O'Dowd Lake Park $220,000 ~ \~ '.) . Short-term improvements were made in 2003. . Park improvements. "- . Desiqn planned for 2004. Aquatic Park Improvements $660,000 ~ . The City made significant investments in the . Replace existing service building and ~ Aquatic Park mechanical systems in 2000. This add additional play features. would complete upgrades for the facility. Community Center Expansion .~, '\:> $11,000,000 . Task Force is researching options for Community .h Center future, Community Center Multi-Use/2na Sheet <.f' ~ ~ y $2,750,000 . Multi-use task force developed cost estimates. Facility . Vi3i1e.y Creek~CroSSi'1~ f.i>ark' .iri. ~~ $125,000 . Funded by credit f~r ~~'~.~cile€lj~ati~Fl t~es~~i4, constructed lDy cfeV)el~t::telj;. * Lions Park Im~""vemeR!S ~ ~ '" $25,506 Werk done ay Lie,ns. . . . · Bridge or fisl1in~ ~ier.an" l!>tJht1!iA" "'~'. . - . Funded with protee.<tls'fr.,0f;m la'lil,~;lf~:at~ al'ild -- -- d0nations. " Tahpah Park Impro~ements ~1B , 00 . T -Mobile lease paymeAts w0l:.1l~ 19~ J~e€l fo"l!lMd · Installl'ghtiFlg on softlfc>a'".fiel@s, improvements. · Relo.eat~ teoces, Short Trail Connections '.> $20,000 . Provides for trail connections in new . Proposed project timeline: annual developments or where need has been identified. allocation Small Improvement Projects $20,000 . Provides funding for small improvement projects . Proposed project timeline: annual where need has been identified. allocation Total $2,683,000 $660,000 $0 $14,628,500 I "\. ... ---- - I " ... 2006 Project Park Building General Donationsl Notes Reserve Fund Fund Other South bridge Area Park Development $50,000 . Trail installation on as line easement. Greenfield East/Park Meadows $660,000 . Neighborhood Park . Park develo ment of 11-acre site. Horizon Heights Neighborhood Park $220,000 . Trail construction and amenities. RiversIde Fields Neighborhood Park $:2 50 :bOO . Park develo ment of four-acre site. L~nsPa~lmproveme~s . Fountain entrance & shuffle board court Quarry Reuse Project $400,000 . Access roagsC,loq si ~ im r v~mel1ts '. Short Trail Connections $20,000 . Provides for trail connections in new . Proposed project timeline: annual developments or where need has been identified. allocation Small Improvement Projects $20,000 . Provides funding for small improvement projects . Proposed project timeline: annual where need has been identified. allocation Total $1,620,000 $145,000 2007 Project Park Donationsl Notes Other CR 79 Trail . Connects proposed Regional Trail (by Three . Right-of-Way acquisition and trail Rivers Park District) from HWY 169 to CR 78. construction to O'Dowd Park. . Trail rant fundin ossible. Lions Park Improvements $61:(()()Q . Work done by lIons. . Shelter by pond and irrigation. . Funded with proceeds from land sale an€l donations, Quarry Reuse Project $150,000 . Costs unknown. . . Site im rovements Short Trail Connections . Provides for trail connections in new . Proposed project timeline: annual developments or where need has been identified. allocation Small Improvement Projects $20,000 . Provides funding for small improvement projects . Proposed project timeline: annual where need has been identified. allocation Total $465,000 $0 $0 $210,000 .- ~ -~ -- --~ _._._~- ~ .- .- --- ---- ----- ~ --- --- ~ -- ------~ ------,-~-----~ -~ --..- - ~, '- -, 2008 Project Park Building General Donations/ Notes Reserve Fund Fund Other South bridge Area Park Development $600,000 . Park development of MNDOT parcel. Killarney Hills Park Improvements $400,000 . Contingent on development of surrounding land. . Park development. Short Trail Connections $20,000 · Ilrovides for trail connections in new . Proposed project timeline: annual developments or where need has been identified, allocation ~\ Small Improvement Projects $20,000 / ~vides funding for small improvement projects .. . . Proposed project timeline: annual ) whererneed has been identified. allocation Total $1,040,000 $0 $0 $0 , '""( - I r--'~ I I 2009 .... ',,----> Project Park Building Ge~ra/~ ~nations/ Notes Reserve Fund FU<< ::"\. Other COrn!J1u"riINPark' Qevel00m~ot .$1,000,006 ., ...... · " "Fund(O!!lls"JOr'oarkland 5'lc~wiree in2004,. 10m and Spencer Park $50,000 ~ \\' " Blue Lake Channel Trail $110,000 ~ ~ . Contingent on future watershed channel. . Trail construction. Prior Lake/Spring Lake Greenway Corridor $55,000 '" '" Short Trail Connections $20,000 ,'- "'> . Provides for trail connections in new . Proposed project timeline: annual A I developments or where need has been identified. allocation Small Improvement Projects $20,0~ (jV . Provides funding for small improvement projects . Proposed project timeline: annual where need has been identified. allocation '" Total $1;255,-000_ _ Y$O $0 $0 ~- ~ I .... ~ I I I I I I I I I I I I I I I I I I I I I I \ I I I I I I I i I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I J '.., "A" "''''''''~''7'''';'''.:,:,., .....,.,.,., J 1J:~lJill ~BI ~ Quarry Lake Reuse Project Quarry Lake Reuse Project Site Overview + -74 acres of water ., -22 acres of shore land ., -8 acres of industrial in northwest corner Consideration of Purchase Offer ., -20 acres of industrial in northeast corner ., Public access is limited " , Quarry Lake Reuse Project History . Prior Lake Water Ski Association (PLWSA) approached the Parks and Recreation Advisory Board for use of O'Dowd Park for staging and spectator seating for ski activities . Advisory Board recommended against use of the park land, but encouraged PLWSA to contact local quarries . PLWSA entered into lease agreement for use of the Aggregate Industries quarry in 2003 . PL WSA contacted the city in fa II of 2003 about potential partnership for development of the site . Additional partners were identified 3 4 1 I f Quarry Lake Reuse Project Quarry Lake Reuse Project Quarry Lake Reuse Committee Aggregate Industries .. Aggregate Industries .. Aggregate done using site as quarry, though other .. Prior Lake Water Ski Association industrial operations continue nearby ~ City of Shakopee ~ Aggregate is open to sale/donation proposal for ~ Minnesota DNR Fisheries portions of the property. (Would retain northwest ~ Minnesota DNR Trails and Waterways portion for industrial uses.) ~ Outdoor Heritage Education Center (OHEC) ~ Aggregate wants to see integrated plan for multiple ~ Xcel Energy complementary uses of this resource, without ~ Amateur Riders Motor Cycle Association (ARMCA) disturbing the business operations of the nearby ~ Prior Lake'Spring Lake Watershed District industry ~ Lower Minnesota Watershed District 5 6 Quarry Lake Reuse Project Quarry Lake Reuse Project Prior Lake Waterski Association Outdoor Heritage Education Center ~ Nearly 50 year-old sOl( c)(3) non'profit institution .. OHEC planned for education center and museum in ~ Organized to promote amateur competition water- the Valley Green Business Park skiing ~ Lost the option to purchase this property . Family-oriented Show Team ~ Since that time, Aggregate indicated support for . Tournament competition selling the eight'acre industrial portion to OHEC ~ Prior Lake Water Ski Association would be a primary ~ Funding is not yet in place for acquisition ."tn,,, " th, ,;~, ,,' h,~ "d",;~ ';gh~ tn th, ~ surface of the water during certain times (yet to be ....... _' ..m........... ... ...... determined) for practice, shows, tournaments, and .. .: . community activities ;> . ~ Would also help fund improvements .. '--~- - .. . -~3;~; 1 s:~~~t:;& 7 8 2 I / . , Quarry Lake Reuse Project Quarry Lake Reuse Project Department of Natural Resourcesl ARMCA + DNR Fisheries has preliminary tests from three seasons that indicate the lake could support trout + DNR would commit to stocking the lake + DNR Trails and Waterways would help to fund improvements at the site, including a possible youth ATV training area in conjunction with the OHEC facility + Amateur Riders Motor Cycle Association (ARMCA) would assist in developing the training site 9 10 Quarry Lake Reuse Project Quarry Lake Reuse Project City of Shakopee Property Value + City would take ., 2004 Appraisal ownership of the site as . 8 Acres Industrial $ 592,500 a park, recreation, and . Lake and 22 Acres of Land $1066400 open space amenity . T ota\ 104 Acres S1,658,900 ., Site proximity to the ., 2004 Property Taxes: Prior Lake Outlet Channel. future . Southern half: S 2,110 greenway, and future . Northern half: S13,368 pedestrian crossing . The northern half includes the 20-acre northeast portion that Aggregate would retain ownership for industrial purposes and from the South bridge would continue to be on taxable property. neighborhood would enhance its desirability as a park and open space area 11 12 3 I i I . f I I I I I Quarry Lake Reuse Project Quarry Lake Reuse Project I Purchase Offer Consideration Funding J ~ Aggregate has indicated that they would be receptive ~ Park Reserve Fund: I to an offer of $250,000 for the 104 acre site, ~ Additional considerations: . Balance on 5/31/04: $3,090,298 . Dean Lakes 2nd Addition Contribution: $ 42,217 . Concept plans and costs estimates won't be ready until later . Sale of Land to SPUC: $ 126,000 I this summer. . Review of the property appraisal on the city's behalf? . SPUC Well Field Improvements: $ 158887 . Aggregate Industries agrees to cleanup the debris and . Total Estimated Funds Available $3,417,402 I construction material on the industrial portion, including any ~ Preliminary CIP Expenditures contam inated soils? . The use agreement with PL WSA needs to be developed and I reviewed by Council prior to finalizing purchase. Is Council comfortable with an exclusive agreement for use of the surface of the water? I . A formal purchase agreement be brought back to Council for review. 13 14 I I I Quarry Lake Reuse Project Quarry Lake Reuse Project I SimHa, Project Requested Action ~ City of Rochester - .. Consider making an offer for Cascade Lake purchase. . 255 acre quarry . Quarry is still in use, Selling sand for $0.50jcu, yd, . $3 million in acquisition costs . $230,000 to relocate power lines . $926,000 in design fees spent to date 15 16 4 -- - ---- I I I . I I \ I . 2Jl 19 5 i ~---- ~.~ ~-_.. -----------",.---~- I - I - - - - I I I I I I I I I I 1 I 23 6 / / ~ ,/ - - n - - - -, ~ - - n_n